Vintage Logan Square 2-Bedroom Sells 13 Months Later: 2734 N. Kimball
We chattered about this 2-bedroom unit at 2734 N. Kimball in Logan Square several times over the last year.
See our December 2009 chatter here.
The newer conversion unit actually had greenish paint color the first time we chattered and then quickly went to a neutral beige.
After several price reductions, it sold for $14,000 under the 2006 purchase price.
It had all the bells and whistles including an new kitchen and bath, central air and in-unit washer/dryer. The only thing “missing” was deeded parking but the listing said parking was “available.”
Alex Till at Baird & Warner had the listing.
Unit #3: 2 bedrooms, 2 baths, 1000 square feet
- Sold in July 2006 for $244,000
- Was listed in March 2009 for $285,000
- Reduced
- Was listed in May 2009 for $274,900
- Reduced several times
- Was listed in December 2009 for $237,500
- Withdrawn
- Re-listed in January 2010 for $250,000
- Reduced in February 2010 to $239,000
- Sold in April 2010 for $230,000
- Assessments of $207 a month
- Taxes are $3240
- Central Air
- Washer/Dryer in the unit
- Gas fireplace
- No parking- but the listing says it’s “available”
- Bedroom #1: 12×13
- Bedroom #2: 10×9
$230/sf way out on Kimball? Haha no thanks.
It’s not a lakefront neighborhood, obviously – but my wife gets to Randolph & Michigan from the Belmont/Kimball stop in 30 minutes, in rush hour. I’d call that pretty convenient. (Central + going west is what I consider “way” out).
This is actually a pretty nice stretch of Kimball due to Unity Park just south, and the fact they are pouring loads of TIF funds into the old Sachs building at the 6-corner intersection at Diversey & Kimball.
I suspect the buyer will have the last laugh if they stay put for more than 3 years.
Seems like a great example of “the cribhater effect.”
Look back at the comments. “They should paint the place beige”– done. “230/sqft here is about right”– sold for 230/sqft.
Sabrina you should be getting at least 1% on these!
This price was not cheap, but I don’t know where else you can get a top floor “snazzy” 2/2 that’s only 2 blocks from the L for $230.
Re: this location. . . hate to sound too bullish, but there has been a ton of new listings and rehab activity in the immediate area the past couple months since they announced the plans for the Sachs building at the corner http://www.chicagoreader.com/chicago/logan-square-avondale-tif-morris-b-sachs-building-payless-logan-square-community-arts-center/Content?oid=1602345.
comps like this make me feel good about my purchase in early 2009
I stand by my previous statement and add a HAHAAHHAHAHHAAHAHA and then a WTF?
but my view means nothing/shyt cause there was a person(s) who wanted to buy this place and did.
“#Groove77 on December 1st, 2009 at 2:51 pm
hahahaaha 274k for a 2/2 in the KMD/MOM/CGT area?
you can get a SFH for that price one block north or west of this on a quiet street with a garage and street parking for guests.”
I’ve been paying a little more attention to all of these “bargain” SFHs popping up in the hood, and I’m sensing most of them are complete and utter crap-shacks.
of course, I’d take the crap-shack if it came with the yard and garage.
thinking more, I’d be willing to just take a yard and garage if it meant I never had to fight for parking in the winter again, boy howdy do I *not* miss that.
“I stand by my previous statement and add a HAHAAHHAHAHHAAHAHA and then a WTF?
A little too much hatorade on the new commute?
What happened, wife kick you out?
“of course, I’d take the crap-shack if it came with the yard and garage. thinking more, I’d be willing to just take a yard and garage if it meant I never had to fight for parking in the winter again, boy howdy do I *not* miss that.”
it is the one great thing having ones own garage and ones own yard, and always being able to park in the same spot on your own property. the best is when guest come over and are able to park right in front of your house. cant do that with a 2/2 condo on kimball ave can you?
“A little too much hatorade on the new commute?
What happened, wife kick you out?”
havent found a good way/route yet or a good time to leave. as much as she can yell and be mad at me the couch is as far as i get 🙂
“havent found a good way/route yet or a good time to leave”
What’s the groove’s new commute? I haven’t had time to monitor cribchatter closely.
I think the buyer will turn a nice profit on that place in a few years. If the property was south of Wrightwood on one of the side streets, I think it would have commanded a much higher price (less noise, easier parking, tree-lined streets with actual front lawns, etc).
I’d like to know which SFH’s in LS are move-in ready and can be bought for $230,000. If you’re buying a house for $230,000, what do you think you’ll be paying for new electric, plumbing, roof, heating/air, facade work, etc?
Groove77 – “you can get a SFH for that price one block north or west of this on a quiet street”
I think the buyer will turn a nice profit on that place in a few years. If the property was south of Wrightwood on one of the side streets, I think it would have commanded a much higher price (less noise, easier parking, tree-lined streets with actual front lawns, etc).
Yeah, it would’ve commanded a higher price a little farther south and/or east, but in my estimation the seller was lucky to get $230K and escape. I wouldn’t want to be saddled with 90%+ of the condos in this city for the next decade.
“I’d like to know which SFH’s in LS are move-in ready and can be bought for $230,000. If you’re buying a house for $230,000, what do you think you’ll be paying for new electric, plumbing, roof, heating/air, facade work, etc?”
LS,
No your not going to get a fully updated place (move-in/turn-key) for around the same price.(it will be priced at 700k) but you will get your own garage your own yard your own basement and attic (most likely at the price unfinished). so i guess there are trade offs and its up to the person to decide what they would want.
for me i just always believed you rent an apartment not buy one. so my bias will always be SF.
“What’s the groove’s new commute? I haven’t had time to monitor cribchatter closely”
We are down by the lake for the spring/summer trying to get up to ashland or western gets interesting as i am trying to find secret routes and end up making it worse.
“No your not going to get a fully updated place (move-in/turn-key) for around the same price.(it will be priced at 700k) but you will get your own garage your own yard your own basement and attic (most likely at the price unfinished). so i guess there are trade offs and its up to the person to decide what they would want.”
My tradeoff is that I don’t want to live in a crackhouse, which is basically what $230k worth of SFH is in LS
“We are down by the lake for the spring/summer”
Nice!
“My tradeoff is that I don’t want to live in a crackhouse, which is basically what $230k worth of SFH is in LS”
yeah but a good shape crack house with 80k work done to it will be a sweet SFH and you get a place jsut as good as this condo with all the of the fixtures and design picked buy your self. plus you dont have neighbors sharing a wall/floor/ceiling with you.
“We are down by the lake for the spring/summer trying to get up to ashland or western gets interesting as i am trying to find secret routes and end up making it worse.”
Where ever along the lake you are (well, north of Roosevelt), I’ve used *every* conceivable secret route multiple times to both Ashland & Western. If you want a second opinion, email me at anon_tfo at hotmail
“Where ever along the lake you are (well, north of Roosevelt), I’ve used *every* conceivable secret route multiple times to both Ashland & Western. If you want a second opinion, email me at anon_tfo at hotmail”
We are over in East LP, still waiting for a deal at OMP (commute wont be an issue there), if one doesnt come by early june we will just stay there for the summer and maybe fall.
so any ideas on how to get in and out i will try anything at this point.
“so any ideas on how to get in and out i will try anything at this point.”
Leave at 4am?
“We are over in East LP”
That’s tough, tho once school is out, it will be a *lot* easier.
For Ashland, if you’re south of Armitage or heading south, I’d use Larrabee/Willow/Marcey/Cortland. And then prob Cortland/Oakley/Armitage to Western.
If you’re further north/heading north, Webster to Damen is usually much better than Fullerton, but crossing B’town to Western isn’t very straight forward.
“I’d like to know which SFH’s in LS are move-in ready and can be bought for $230,000.
Not $230k but close at $279k ask see new listing 07518464 / 2438 n spaulding. Lacking curb appeal, etc., but good crackhouse-less block close to L.
“Leave at 4am?”
I already leave at 7am any earlier i am just messing up my flow 🙂
“That’s tough, tho once school is out, it will be a *lot* easier”
its crazy but 100% true and traffic flies, until it rains 🙁
I have been doing the webster, but the school and clyborn make me cry trying to get passed it. armitage is the same or even worse at clyborn.
i will try the Larrabee/Willow/Marcey/Cortland on the way home if it shaves 10 minutes off then all will be good.
“i will try the Larrabee/Willow/Marcey/Cortland on the way home if it shaves 10 minutes off then all will be good.”
I find it maybe faster, maybe not, but almost always a whole lot less painful. And I think it’s more likely to work well east bound. And you can then stop and buy beer/booze at binny’s/sams, which is another plus.
Isn’t there a psychological edge to a route that avoids the frustration of sitting in traffic…even if it doesn’t actually shave off much time?
“And you can then stop and buy beer/booze at binny’s/sams, which is another plus.”
and do i need it!!! people should not own cars in LP, they should be banned.
“Isn’t there a psychological edge to a route that avoids the frustration of sitting in traffic…even if it doesn’t actually shave off much time?”
Yep i will take the 15-20mph and frequent stop signs on a beautiful tree lined streets than driving up and down fullerton.
Marcey/Courtland truly does save time and is the only thing that makes shopping on North Ave tolerable. I also like Elston for some purposes, runs ok (at least during weekend congestion) even through the Ashland/Armitage and Damen/Fullerton intersections.
Why don’t you just hop on the 145 bus groove and time warp there in 10 minutes?
Sonies – brilliant. Actually I have a theory: perhaps that when you have a bus trip that takes n minutes, but there are y buses in a row, you have to divide the total amount of time by the # of buses in line. Thus, 30 minutes with 3 buses = 10 mins!
If that was the case, the Halsted bus could you me clear across town in 5 minutes!
sonies and barry,
you guys are time warping me north and south i need to demolecularize (sp) east west.
I’d like to be able to insert a snide comment about the #74 Fullerton, but my two years of riding the #74 went quite well actually.
Groove. East LP. Nice. I’m in OT going to Oak Park each day.
Depending on when I leave, I shoot down Lasalle or take Old time Ogden to get to 290
So where are you going to?
Cortland is a really good idea, but it depends on where you are trying to get to…
“Groove. East LP. Nice.”
we didnt buy (or sell) and its only for the summer, we are only on a month to month thing.
“Depending on when I leave, I shoot down Lasalle or take Old time Ogden to get to 290”
Would LSD be a fast option for you?
“So where are you going to? Cortland is a really good idea, but it depends on where you are trying to get to”
West, I need to get to western or ashland after that its a cake walk.
“Larrabee/Willow/Marcey/Cortland”
sage advice – groove, what’s your final destination, though? I go from the south loop to avondale, and I doubt there’s a block I haven’t tried both by car and by bicycle.
a few weeks ago I wanted to hit Foremost on Ashland and Wellington on my way home, and 90/94 blows to get to that location.
So, starting at Roosevelt I went Columbus>Randolph>LSD>Fullerton>Lincoln>Wolfram>Wellington, then Paulina>Barry>Western>Belmont>Ridgeway (south)>Barry>Elston>Nelson>Sacramento (south)>Wellington>Kimball.
whole trip, on a Friday starting at about 5 pm, took less than an hour. I might have some of the side streets goofed up where I jog south from Belmont to cross the river, they aren’t well marked, so you just squirrel along and “use your feelings.” : )
I know this is counterintuitive, but try Lincoln to Diversey or Belmont. The infill development has impacted Lincoln much less than other angle streets and, if early enough, Diversy or Belmeont have flow, if west of Lincoln.
“where I jog south from Belmont to cross the river”
Pretty sure that’s Rockwell. Ridgeway is near Pulaski.
“Ashland and Wellington on my way home, and 90/94 blows to get to that location”
Damen exit, left to Webster->Ashland->Clybourn->Wrightwood->Paulina. Which still sux, but is the only reasonable option using the kennedy.
“groove, what’s your final destination, though?”
trying to avoid the final destination question as much as possible as it will tell you where i work, and company website would tell you who i am 🙂 (no anon/HD internet sleuthing needed with that info).
i just need a quick/fast or less stressful way to western from East LP. all major streets are insane, armitage has been the best for me so far but still unacceptable in my book.
“I go from the south loop to avondale”
I always find that elston is a sweet street for the NW/SE trek in high traffic times. Well besides that diversy to past fullerton section of it.
“I always find that elston is a sweet street for the NW/SE trek in high traffic times. Well besides that diversy to past fullerton section of it.”
If it’s raining/snowing enough that the K is really bad, Elston sux, too.
wait a minute, did I miss something here? Did groove move?
“If it’s raining/snowing enough that the K is really bad, Elston sux, too.”
so what we can all agree on is chicago traffic sux east of cicero ave!
“Pretty sure that’s Rockwell. Ridgeway is near Pulaski.”
bingo, you got it. : )
but god no, do not EVER get off of 90/94 at Damen if you need to head north – the Damen, Fullerton & Elston intersection is kryptonite to we children of 70s urban blight who are used to being able to get around quickly.
another skeptic trick: get off at Fullerton instead, then make a left at that intersection to go north on either Damen or Elston. It’s a trick that works due to the cycles/timing of the lights, just try it, you won’t ever look back.
groove, I asked about your final destination just to think about a counter-intuitive move like jogging a bit north re: Lincoln might work for you.
If you need end up north of Fullerton, try going past Diversey to Barry to head west.
Barry is the magic street as you get a light at Ashland and stop signs at Damen. You’ll need to cross CLybourn without a light, but it’s pretty easy, then you hit Western.
If south of Fullerton, Armitage does blow & I agree Webster is probably best. Cortland works only if Ashland isn’t a &*(#&*@&^! disaster, which in my experience it often is due to backed up cars trying to get on/off 90/94.
“wait a minute, did I miss something here? Did groove move?”
Nope HD groove didnt technically move, just doing the “summer home” thing.
we wanted to be out of the hood for the spring/summer. and since last summer (how i stumbled upon cribchatter) We have been waiting for OMP w/ a great view rental prices to drop but they havent. i argued with three different idiots that are bleeding cash and WILL be foreclosed on by the end of the year, they would rather throw money away and sit on a empty unit than cut $500 a month off the asking rate. stupid bastards.
skeptic,
I may try the barry way next week, i am scared of taking lincoln as i have no clue as o what it will be like.
“just doing the “summer home” thing”
I’m picturing the groove ensconced somewhere like this (which of course costs a lot less than it did during the bubble):
http://upload.wikimedia.org/wikipedia/commons/1/1f/Scenery_of_Longevity_Hill.JPG
how far east are you located? Wrightwood is also a good option, at least to get to Ashland and then Clybourn.
btw, can someone please tell me what an “OMP” is?
OMP = One Museum Park, I think?
Groove77. I know of a unit coming open at OMP on June 1. You looking 1BDRM or 2?
and as for final destination, can you give us a general area? West loop around…
or if there is nothing else there and its too obvious, then give us the adjoining area without telling us its adjoining.
“do not EVER get off of 90/94 at Damen if you need to head north”
You really haven’t tried the loop back across Webster then.
It can be great, but only if you’re going someplace bounded by River/Ashland/Roscoe (sometimes Addison)/not-quite-Leavitt (somewhere b/t Damen and Leavitt it’s better to use Fullerton/Western->Logan->Diversey->Leavitt).
“btw, can someone please tell me what an “OMP” is?”
Ed is correct!
“Groove77. I know of a unit coming open at OMP on June 1. You looking 1BDRM or 2?”
looking to rent a 3br but we are now kind of willing to do a large 2br. the 4k for the 3br’s is too much.
“You really haven’t tried the loop back across Webster then.”
That’s heading south when you exit at Damen.
Otherwise, no way, my man. Damen gets the “short end of the stick” at Elston & Fullerton to such an incredible degree you want to exit at Fullerton and then make a left – due to the timing, at least 2, sometimes more, cars get to turn before the oncoming Fullerton traffic gets a green.
“and as for final destination, can you give us a general area? West loop around…
or if there is nothing else there and its too obvious, then give us the adjoining area without telling us its adjoining.”
even the general area plus other stuff i said in the past will give the company away easily. i really wish i could give more.
“how far east are you located?”
between halsted and clark.
“That’s heading south when you exit at Damen.”
Yes, but it will (anytime there’s above-avg traffice) get you to NorthCostCo faster than either going north on Damen *or* Fullerton.
“even the general area plus other stuff i said in the past will give the company away easily. i really wish i could give more. ”
Groove “works” at the old Sears HQ. Too obvious for words.
“Yes, but it will (anytime there’s above-avg traffice) get you to NorthCostCo faster than either going north on Damen *or* Fullerton.”
I had 5 years of commuting from the south loop to Diversey & Damen and would disagree with you there, *assuming* we’re talking about hitting that area from the south loop, not eastern LP (in which case I’d agree with you).
It has been said but I would go with Courtland to Damen then Arimitage to Western (Courtland becomes one-way going east on the west side of Damen) then we can meet at Margie’s as a reward for your painful commute.
Courtland has a stop-sign every block but it is pleasant.
“I’d use Larrabee/Willow/Marcey/Cortland. And then prob Cortland/Oakley/Armitage to Western”
ok i used a variation of this route today but i dont know if is the weather or friday but it took a bit longer and was equally frustrating.
but i dont care anymore as the eye candy makes up for the congestion. (silver lining people, silver lining)
hey groove, rain will muck up everything on a Fri morning, just something to consider.
and I may have gotten the “assignment” screwed up – which commute are we talking about, going from east LP to roughly Armitage & Western or from the south Loop?
from east LP to roughly Armitage & Western is the “assignment”. from the south loop isnt a prob.
gotcha, my bad – I think I would try the Wrightwood route I suggested, you can get all the way to Ashland with no major hiccups, then you could go south to Webster or Armitage or Cortland depending on traffic.
“I think I would try the Wrightwood route I suggested, you can get all the way to Ashland with no major hiccups”
i will try that on tuesday, i will be at the house for the weekend we are doing a huge mothers day thing there i am cooking up something fierce! We wanted to do it at the apartment but there is know way i can fit that many people with out a yard and dont want people beyotching about parking like at our apartment warming party.
“looking to rent a 3br but we are now kind of willing to do a large 2br. the 4k for the 3br’s is too much.”
Good luck with that. Most of the 3br were sold for over a million, with the low end still 800k+. Not gonna be cheap to rent. Even at 4k rent they are already bleeding a lot.
“Good luck with that. Most of the 3br were sold for over a million, with the low end still 800k+. Not gonna be cheap to rent. Even at 4k rent they are already bleeding a lot”
true but the guy is bleeding even more holding out 4 months with a vacant place and is loosing 4k a month, so instead of renting to me at 3k 4 months ago he lost 16k (plus the other $$$ he is bleeding).
Groove you sound like “Big Deal” from the William Shatner commercials. . . the language of the deal. . .
“Groove you sound like “Big Deal” from the William Shatner commercials. . . the language of the deal.”
i need some explaining on this one SquareD, Havent really watched TV in the past two months, the worst is i havent even caught a hawks playoff game.
“i will be at the house for the weekend we are doing a huge mothers day thing there i am cooking up something fierce!”
You didn’t rent your house? You are keeping the economy going! Good for you.
“You didn’t rent your house? You are keeping the economy going! Good for you.”
Its still an option to rent it out, or sell it. Either way we wont do anything until end of summer, i need my yard for BBQ’s 🙂
BTW,
DZ how’s your search going?
Groove:
http://video.search.yahoo.com/video/play?p=%22Big+Deal%22+priceline&ei=UTF-8&fr=yfp-t-701&vid=0001860567138
All this braggin about mother’s day cooking. . . any tricks you care to share with those of us with less experience? 😉
“how’s your search going?”
If you’d asked me last Friday, I would have told you we would have made an offer by now. I hired an attorney, I filled out and printed offers for a couple of different houses but wife and I waffled on exactly what we were after. It may still happen but the momentum has stalled.
SquareD: I’m whipping up brunch on Sunday. benedict, roasted potatoes, asparagus, blueberry scones. I’m cheating on the scone though, using a mix and adding berries.
My kingdom for the ability to make hollandaise sauce
Barry: Try this instead: 1 C heavy whipping cream + 1 full jar of Engelhoffer’s sweet hot honey mustard. It’s a little jar.
oh it would help to know to whisk the two components together, then keep warm over very low heat until needed.
I haven’t been able to get onto CC in a while – still as helpful as ever! Kudos on your summer move, Groove. Good luck to you and DZ in your respective searches.