Vintage 2-Bedroom Rehab in Logan Square: 2734 N. Kimball
Logan Square is known for its “affordable” 2-bedroom condo units.
This 2-bedroom at 2734 N. Kimball is only 1000 square feet but it’s in a early 1900s-era vintage building that was rehabbed in 2006.
It has a washer/dryer in the unit, central air, but no parking.
Greg Whelan at Redfin has the listing. See the pictures here.
Unit #3: 2 bedrooms, 2 baths, 1000 square feet
- Sold in July 2006 for $244,000
- Currently listed for $285,000
- Assessments of $207 a month
- Taxes are $3240
- Central Air
- Washer/Dryer in the unit
- Gas fireplace
My limited experience with this area tells me its ghetto–random homeless people approach my car asking for money whenever I get off the expressway at Kimball.
$285/sf for the worst part of Logan Square? I don’t think so.
This is only three blocks from the Square and you’re half a mile from the expressway. I think this location is pretty good.
This is in the wrong part of Logan Square, anything east of kedzie is a rough part of town, the only nice part of Logan square is South of diversy, north of fullerton, and east of Kedzie, you can buy whole buildings just east of kedzie for 200-300K
Definitely agree with Haywood — that is NOT a good part of Logan. This is definitely a case where the seller would be lucky to unload this for what they paid for it. Logan may have been booming during the boom years and I would expect the nice parts of Logan to stay nice, but I doubt gentrification is going to push many boundaries anymore…
What was the $ per sqft on that loft in logan square that was in a much better location?
I am in the “good” part of Logan. My condo was just under contract for just under $200/sq ft. Buyers backed out though. I may even have to sell for less when it’s all said and done.
“What was the $ per sqft on that loft in logan square that was in a much better location?”
It was like 187 a SF I think.
agree with haywood
I am also in the “good” part of Logan, but 2700 N Kimball just isn’t as horrible as y’all are making it out to be. It’s just about a block south of the Diversey/Milwaukee/Kimball intersection (6 corner thing), nowhere close to an xpwy exit.
Over by there, if you’re closer to Fullerton (2400N) it gets a tad “ghetto”. There are some shabby SFHs, but there are mostly brick 3-8 flat condos on these blocks.
Google the location on Google Maps, and take a virtual walk around, using Street View feature. That being said, the list is a tad high, but it is a nice unit for someone who likes to get their exercise taking the stairs! If they get their 2006 price, however, they’ll be lucky right now.
“If they get their 2006 price, however, they’ll be lucky right now”
Seems right to me. Looks like a nice enough place, it’s just locationally-challenged at their ask. At $225, people wouldn’t be throwing up on it.
this site always leaves me bewildered – being nearby an expressway exit is bad because somebody might walk by your car looking for a handout?
there are a serious bunch of pansies on here…,grow a pair or try moving to a nice white-bread suburb already, real city folk will take our infrastructure and our poor people.
Being near an expressway is bad because of the inevitable health problems.
I think plenty of people on this site are tolerant of poor people, and if they’re anything like me, refrain from commenting on many of these threads because all the conversations about getting your car broken into by “vagrants” are infuriating.
I live on Kimball and it is JUST fine! It’s a mile south of the Kimball expressway exit and it is south of Diversey. Kimball is a great street – cute park, only a block off the square, and I have never had ANY problems here, nor know anyone who has. If you are looking for a “rough part” of Logan, you’ll have to go southwest towards Humbolt Park and away from the public stores, restaurants, etc.
right on, Kate. I live near Kimball and Diversey and love it – the air a few blocks from an expressway is not going to be significantly worse (provided you aren’t sleeping under the expressway) than most other places in the City, some folks need to go back to Physics 101.
but really, it’s pretty thinly-veiled bigotry to make comments like “everything west of xxx street” is bad – that’s been racist code talk for decades. I’m 37 – when I was a kid, the newbies to the City were terrified about anything west of Racine – then it was Southport, Ashland, Damen, etc. Please.
If one is the type who is so narrow minded and prejudiced that they’d look at an entire swath of the City as unacceptable, great, we don’t want you here anyway, you’re an overgeneralizing ignoramus. It’s all relative – go to the City’s website for crime and you’ll see far more at Belmont and Clark than Belmont and Kimball.
Tolerant of poor people? You got that one exactly backwards. It’s time to start asking whether poor people should be tolerant of the goofs who inflated this housing bubble in the first place. “Poor” people are the ones busting their humps every day in this service economy while the financial “masterminds” find new and more ridiculous ways to steal tax dollars to try and cover their derivatives/speculation/gambling crimes.
Ask not what Chicago can do for you – what can YOU do for Chicago?
skeptic, it’s a quality of life issue. Don’t assume that everyone should love all aspects of the equal as much as you do. Homeless people, street walkers, graffiti, groups of yuths hang out on street corners, congestion, needles in parks, etc, they’re all aspects of city living that aren’t for everyone.
skeptic,
I have nothing against poor people or living among them even. But I would have a problem paying 285k to live among them.
“Homeless people, street walkers, graffiti, groups of yuths hang out on street corners, congestion, … ”
If HD included drug dealers, this sounds like the corner of State and Hubbard.
Skeptic, good post.
Skeptic –
Wow – pretty ridiculous… There are some parts of the city that most ppl consider nicer than others – doesn’t make them racist.
If anything, your comments way over-generalize and are pretty discriminatory and ignorant. There are plenty of poor people who work hard and are productive, and there are plenty of poor people that are a drag on the economy (and contributed to the current state of things – have you seen subprime defaults compared to prime?). Likewise, there are plenty of wealthy people that have helped the economy and plenty that have hurt it…
Agree – this is the wrong part of Logan, and the right part of Logan is a minute part of the whole, imho, at least at the $/sf that they’re asking.
homedelete – this blog is all about Chicago real estate – not ChicagoLAND real estate.
If city life is something that you fear, perhaps you ought to keep you search out a blog about something more your speed. I think Wheaton might be a good choice. Or maybe Iowa…
Some good ‘debate’ points and some ridiculously racist points here.
Living in large urban areas for over three decades, I have seen the best and the worst in neighborhoods. When I started the whole buy low in a bad neighborhood, rehab, and keep my fingers crossed that the regentrification line was quickly moved to cover my project, it was obvious the risks I was taking. But for me, that was part of the whole experience…to be a part of a wave of regentrification that made the areas great.
In all but one case the neighborhood did not improve enough for me to make a profit on the home I rehabbed.
That said, no matter what urban area you chose…Houston, Atlanta, Miami, Chicago and even NYC, you do have some “bad” mixed in with the good points of your area/home. As a city dweller, you just learn to look past it and look forward to the day that the area does improve.
This is just an urban fact of life. And remember, there are always reliable suburban areas mere minutes away from these ‘undesirable’ neighborhoods.
Bob,
I live 3 blocks off of Kimball north in Albany Park. I get off 90 at the Kimball exit all the time. I have NEVER seen a homeless person asking for money at that exit. North avenue, all the time. Kimball, never.
Just FYI, Bob. That comment makes me think you’re full of shit.
Having said that, $285K with no parking and only 1000 square feet sounds like a seller in complete denial to me. Looks like a classic building, but that doesn’t compensate for the location’s challenges & the unit’s shortcomings. $200-220K sounds more reasonable to me.
rk,
I haven’t traveled there awhile but that used to be my exit coming home from work. (I90/94S to Kimball) and every single time there would be a homeless person, I think they had some sort of co-op as there were about 4 different ones but only ever one there–perhaps they would rotate shifts. This was back in 2003-2005 maybe its gotten better since.
“Wow – pretty ridiculous… There are some parts of the city that most ppl consider nicer than others – doesn’t make them racist.”
I fully agree with that, as stated – it’s when people write off all of the City using a grid coordinate that race starts rearing its ugly head.
Again, the idea that the City of Chicago is all undesirable “west of blahblahblah” is pretty much an inherently racist statement given the segregation and history of the town.
You are welcome to disagree, and certainly you could argue that someone is simply stating their desire to live only with the more well-heeled, but I’d challenge you to find me quotes of people stating “Chicago north of blahblahblah” or “Chicago east of blahblahblah” is bad.
homedelete:
it’s not an issue of wanting to live around homeless people or drug addicts, it’s an issue of tolerance and a realization that it is not a sustainable plan to simply continue to push all poor people further and further away from the City’s center. People are needed to do low-paying jobs in all parts of the City, so everyone wants poor people, even if they don’t understand that fact.
ftr, there is indeed a little homeless village under the expressways at Belmont and Kedzie – not Kimball. Myself and many neighbors complain to the cops and politicians quite often, and although they regularly sweep the area, the people keep coming back. Blame ultimately IMO rests with Dick Mell, who’s Chief of Staff was quoted as saying that “people just want to live near where they work,” which tells me they just lack the political will to secure the site.
But the rest of the blame lies with the morons who give these people money – why would you get a job or sell Streetwise when you can make more begging at offramps? And they make more than you’d think. These are not victims of bad circumstance or the mentally ill that Reagan unleashed on the streets, it’s a hardcore drug addict population, some of whom are notorious for breaking into garages and the like.
In europe all the poor people live in the suburbs and riot every once in a while. The city folk never even know they’re there, and I think everyone prefers it that way.
SO, what is the ‘good part’ of Logan Sqaure anyways? There seems to be lots of opinions on the bad parts, but no concensuson where the good part(s) are. I own a 2-flat greystone in Logan Square so I was just wondering if I make the cut. I’ll hold my opinion for the time being.