We Love 2-Bedroom Church Condos With Cathedral Ceilings: 3101 N. Seminary In Lakeview
We’ve chattered about a lot of units built in former churches and synagogues over the years.
This 2-bedroom duplex up in a former church at 3101 N. Seminary in Lakeview still has some of the original church features such as the cathedral ceilings in the living room and the huge church windows.
The unit also has exposed brick and a balcony.
The two bedrooms are on the main floor along with a family room. A lofted den is on the second floor.
The listing says there is a “chef’s kitchen” with white cabinets, granite counter tops and stainless steel appliances.
There is a spa style master bath.
It has central air, washer/dryer in the unit and attached garage parking.
Is this property a good single family home alternative?
Linda Christon at D’Aprile Properties has the listing. See the pictures here.
Unit #D: 2 bedrooms, 2.5 baths, 2400 square feet, 1 car parking
- Sold in April 2002 for $684,000
- Sold in October 2004 for $224,500 (typo in the public record? Maybe $724,500?)
- Originally listed in October 2012 for $850,000
- Currently still listed at $850,000
- Assessments of $632 a month
- Taxes of $12,282
- Central Air
- Washer/Dryer in the unit
- Bedroom #1: 16×11 (main level)
- Bedroom #2: 15×10 (main level)
- Family room: 21×14 (main level)
- Loft: 16×12 (second level)
Is this property a good single family home alternative?
No. Anyone that considers this over a single-family is crazy. Single family homes most often have more than 2 bedrooms and more than one parking space — even in this price range. The assessments ($632/mo.) and taxes ($12,282) are going to hurt this place.
Very cool! Love the windows, brick, and the great kitchen. That loft area, though, doesn’t seem very practical. Not having a real 3rd bedroom hurts and limits the type of buyer.
What are the chances this gets de-converted back to a church in another 100 years?
Beautiful space: A couple things working against it:
Those taxes are ridiculous.
The master bath looks a little dated and not very high quality for the price
It is going to take someone who loves a unique space to bite on this one, but even then, I can’t really see someone going over 750.
As for the SFH alternative…no, this place is for someone who doesn’t want that kind of maintenance. But at this price, might expect more ammenities.
“Those taxes are ridiculous.”
Those taxes are what taxes are for a place assessed at 77,8xx, as this one was. 2012 av is 73,9xx, so they aren’t going to change much.
What do people here think are the “right” taxes in Chicago for places that sell at ~$750k?
$850K plus $632/mo. assessments and $12K in RE taxes….. this is very highly priced. It’s not like Seminary is right on the lakefront either.
Who is the target demographic for this?
People who live in converted houses of worship are weird. There’s something sinister/macabre about decommissioned churches, most especially whenthey’re turned into housing or entertainment venues for consumerist yuppies and/or homosexuals that put contorted/unharmonious black sculptures in their foyer. Tha’s not as bad knocking them down, or turning them into barns or motor pools like the bolsheviks did, I suppose….maybe not. this is creepy: http://bit.ly/yNxoWn
“People who live in converted houses of worship are weird.”
Nah, just your friendly neighborhood atheists. We’ve come out in the open ever since Bill O’Reilly blew the whistle on our secret meetings.
I like the double-drawer dishwasher, but I would still prefer two full sized dishwashers.
“What do people here think are the “right” taxes in Chicago for places that sell at ~$750k?”
$7,500k. In the city, I think it should be $1k in taxes per $100k in value. In places like the NS, maybe $2k per $100k. I think the reality isn’t too far off from that, give or take.
“I think it should be $1k in taxes per $100k in value”
I’m am just forking over tons of dough to the county every year. While on the subject, appealing my taxes with the board of review online. Is it recommended to check the box and request a hearing or does it really matter either way?
“$7,500k. In the city, I think it should be $1k in taxes per $100k in value. In places like the NS, maybe $2k per $100k. I think the reality isn’t too far off from that, give or take.”
Which value? Ass value? Clearly not. I have in mind something like mid 1.x percent. Not sure if that is pre or post exemption adjustment, but that’s not going to take it down to 1.0 percent on average.
True market value? Maybe for you but then you’ve been underassd so far.
I had the opportunity to visit this home and was completely blown away! It is spectacular. Not your one-of-a-kind cookie cutter home, but truly a showcase. It is well worth the price, not just for the “wow” factor. The updated interiors with top of the line finishes make it contemporary, while the exposed brick, window configuration, and 20-foot cathedral ceilings are the architecture of sanctity. There’s also a lofted third room that can be used as a guest room/office/family room. The gorgeous newly updated kitchen looks out to a unique window wall, and a spacious outdoor terrace. There is nothing that compares to this in Lakeview. Definitely a gem!
“I think the reality isn’t too far off from that”
The reality is the city was at 1.5% for 2011. Based on assessed value, which is often nearly completely unrelated to actual market slaes prices. Had taxes actually been only 1%, my tax bill would have been 1/3 lower; if my AV matched the 10% of market value based on refi appraisals, and have been 1%, my taxes would have been ~20% lower than they really are.
I’m not really asking “should be”; I’m trying to figure out how detached from property-tax-reality everyone is.
“True market value? Maybe for you but then you’ve been underassd so far.”
At my condo assoc., they were successful in their appeal right before we purchased. They had appealed the assessments from the peak. So they went way down, to like three-something for most of our units. Now, they’ve jumped back up. In support of the increase, the assessor attached comps, including the most recent purchase at the property (ours), and basically pegged everyones’ taxes in the association to our purchase price.
“Sold in October 2004 for $224,500 (typo in the public record? Maybe $724,500?)”
It’s a typo. The mls had it closed 12/27/04 for $791,500 (80% LTV) with taxes of $10,042 and a $251 assessment.
Just for shits and giggles, a simple comparison with 30 yr mortgage at 100% LTV including points:
12/2004 $791,500 5.83% 0.11 pts = $4,664 PI + $837 T + $251 A = $5,752 PITA ($6,992 in 2012 $’s)
12/2012 $850,000 3.60% 0.2 pts = $3,872 PI + $1,024 T + $632 A = $5,528 PITA ($4,548 in 2004 $’s)
It’s all about the debt.
Its closer to 1.5% FMV than 1%
“In support of the increase, the assessor attached comps, including the most recent purchase at the property (ours), and basically pegged everyones’ taxes in the association to our purchase price.”
Is that in response to another appeal by your assn? Or does this info provided as a matter of course?
Hey G:
speaking of taxes, what’s your early line on 2012 effective tax rate? How much is it going to go up from the 1.5-ish% for 2011?
What a cool looking unique property. I think the right buyer will fall in love with it and the price seems reasonable for what you are getting. The kitchen is amazing! Love the outdoor area!
CK – you want a hearing where you can present clear and concise evidence.
anon, too early to handicap any shift in burden between property classes, but the City and County budgets claim no real estate tax increases. The Board of Ed budget will likely increase the effective rate 3-6%. I haven’t looked at the other taxing bodies but the big 3 usually make up ~80% of the total levy. The goal appears to be to create “revenue enhancements” to alleviate property tax increases.
This place has the wow factor and beats the cookie cutter new construction that is out there, not to mention all the problems all those places have within 2 years. The brick and windows are gorgeous and you actually get some light because of the high ceilings. It can work as a SFH or just a cool loft, the staircase gives it that feel. The taxes can be disputed as stated by someone above. I would show it this with confidience.
“There’s something sinister/macabre about decommissioned churches”
I agree. To me, it would be like living in a former funeral home. I don’t even believe in ghosts, and I’d constantly be freaked out about ghosts.
what’s with all the marketing spam comments. pulease enough already
Agree with chichow that a few of these comments feel shill-ish.
However, I do agree that the brick window-work is very pretty. I like the place overall, though the pics don’t make it look all that spacious. I also don’t think the outdoor space is anything to write home about.
Not my favorite neighborhood, but I do think the unit is more interesting than your average bear. $850k seems crazy steep. I think $550k is reasonable. Granted, others will find the hood more attractive than I do.
Helmethofer, I’m surprised by the superstition… I’d bet more wacked out stuff goes on in private residences than “houses of worship”.
“what’s with all the marketing spam comments. pulease enough already”
There were actually more of them but I deleted some of them.
The place is beautiful, no doubt. But it only works for someone who is into loft-style living and vaulted ceilings. For everybody else, getting 2 smallish bedrooms and a somewhat useless lofted dens seems like a joke for this kind of money.
Like the place and can easily get past the church thing but 850k is just over my perceived threshold for this place. The address, size of bedrooms, and lack of third bedroom and second spot keep the place in the lower 7’s. At that price it will easily sell and someone will love living here for another decade.
Is it just me, or is anyone else sensing that the owner/listing agent has enlisted some folks to comment on this overpriced place? Seems like quite a few new cribchatters with over the moon praise for this place…
“Angie (December 11, 2012, 1:12 pm)
I had the opportunity to visit this home and was completely blown away! It is spectacular. Not your one-of-a-kind cookie cutter home, but truly a showcase. It is well worth the price, not just for the “wow” factor. ”
Seriously? You got the “opportunity” to see this place??? Did you also get tickets to Book of Mormon? I’ve heard both are selling out. Trust me, this place will extend its showing dates… It is “well worth the price”? You should buy it Angie (that is if you don’t already own it…) Just FYI – rarely is anything “well worth” the asking price – this being a prime example. You sound like a seller’s dream (assuming you have any money). Wait, more than the “wow” factor – wow!
“Dee G (December 11, 2012, 7:21 pm)
This place has the wow factor and beats the cookie cutter new construction that is out there, not to mention all the problems all those places have within 2 years.”
Angie already said that – she covered both “wow factor” and “cookie cutter”. That said, way to stick to the script Dee G!!!
“It can work as a SFH or just a cool loft, the staircase gives it that feel. The taxes can be disputed as stated by someone above. I would show it this with confidience.”
Do you know what a SFH is? It’s not this, so it really wouldn’t work. If your taxes are $10 on a million dollar home, you can dispute them, so this isn’t really a very shrewd observation Dee G. Seems like you are just so taken by this home that you can’t put together any insightful comments — as evidenced by the last sentence, because I am not even sure what that means or what “confidience” is. Moreover, why would you be showing the place – are you the agent?
“MICHAEL BROWN (December 11, 2012, 2:13 pm)
What a cool looking unique property. I think the right buyer will fall in love with it and the price seems reasonable for what you are getting. The kitchen is amazing! Love the outdoor area!”
Are you married to Angie? Or just smoking buddies?
^ Lol Jon
Tis why some internet review sites are to be taken with a grain of salt… I remember with grubhub, competing restaurants would bash their competition with poor reviews… also on some sites like yelp and amazon, they will filter out bad reviews or provide more good reviews if the restaurant/store decides to pay.
Sonies – Are you suggesting that I can’t take everything I read on the internet as gospel?
honest question;
could you rub one out living there knowing that where you live was a church for a 100 years before it became a home?
jp3 – yes
groove – hells yes
“groove – hells yes”
i couldnt, something about it just doesnt seem right.
and something that good should never be made to feel wrong.
Sold for 770K.