We Love Big Patios: Old Town Townhouse at 1616 N. Larrabee
We love townhouses with actual outdoor space.
This 2-bedroom townhouse at 1616 N. Larrabee, built in 1985, has two private patios, including one that is 900 square feet.
Eileen Brennan at Prudential Preferred has the listing. See more pictures and the virtual tour here.
Open house on February 8 from 2-4 pm.
1616 N. Larrabee: 2 bedrooms, 2 baths, 1500 square feet
- Sold in June 1992 for $240,000
- Sold in October 1999 for $378,000
- Sold in April 2004 for $505,000
- Originally listed in September 2008 for $649,000
- Reduced several times
- Currently listed at $609,000
- No assessment
- Taxes of $7,360
- 900 square foot patio
- 1 car garage
- Central Air
Looks nice.
Right off North Ave-a bit creepy in that area with vagrants
No assessment? Even if it’s fee simple there should be an assessment for common area maintenance.
Nice place.
There might not be any common area to speak of. Many townhouse developments really and truly have no common areas.
This place looks worth the money, especially given the popularity of townhouses vs condos.
Millie,
Vagrants? You must live in the burbs. No hood in Chicago is 100% vagrant free.
Honey, just because summers get hot here and you’re only a few miles from the beach, it doesn’t mean you live in California. The closest to California appreciation you’ll get is when your 1,500 sq ft real home of genius closes below the 2004 price….
* Sold in June 1992 for $240,000
* Sold in October 1999 for $378,000
* Sold in April 2004 for $505,000
* Originally listed in September 2008 for $649,000
” bit creepy in that area with vagrants”
Vagrants? Seriously? There’s section 8 housing about one block north and also one block west, and there are some remaining Cabrini riff-raff (in other words, I’m not arguing that it’s an ideal location), but homeless people? Seriously?
“Even if it’s fee simple there should be an assessment for common area maintenance.”
What common area? These are basically zero-lot-line rowhouses. There’s underdoubtedly some sort of party wall agreement(s) covering the garage and the home and likely including the roof(s) and perhaps any fence/wall on the property line. And there is also likely a restrictive covenant of some sort prohbiting exterior modifications not in keeping with the requirements of the covenant (i.e., you can’t paint your garage pink, or put clay tile on the roof). But there should be no part of any structure that isn’t covering someone’s property and any grass, sidewalk, etc. is someone’s individual resposibility.
I am from the suburbs. Sorry if the terminology was incorrect but anon (tfo) got my point
s’ok, millie–i was genuinely surprised. I haven’t spent much late-at-night time around the area recently, so I was surprised that a homeless problem would be cited here. There is definitely a sense of the “rough” element, but I think it’s worse on the south side of the street, b/c that’s were the el station, the convenience mart and most of the low-income housing are. Northside of north isn’t as inviting a walk.
99 price seems about right. Saw this weekend that the listings at 10 E Ontario are now 199k WITH parking.
Free fall free fall!
2bdrm 2bath with 1500sq feet are 199k? Or is that the 400 sq/ft studio?
1999 price for this place would be right, since 1brs in River North are starting to go for that. And IIRC it was 850 or 900.
850 or 900 sqft that is.
“2bdrm 2bath with 1500sq feet are 199k? Or is that the 400 sq/ft studio?”
Says it’s a 1 BR. #2110. Direct from Invsco.
That’s because its an invsco piece of shit… who wants to pay luxury prices for a shitty rental quality unit? Oh that’s right, dumasses in 2006…
Sabrina plz do a writeup of 2516 N Seminary! Yes we know what StevO’s position is but I’m curious as to what other chatterers think about it.
“2516 N Seminary” — $725k, SFH.
If Redfin has the PIN correct, the house is mortgage free. Short (103′) lot, so you have somewhat limited future options–a garage would use up almost all of the backyard space, but there is apparently a deeded spacce off the property. Listing sez the basement has living space–really curious what it looks like. Seems like a winner, if you could live in the current house and you like to do (substantial) home improvement yourself.
Wrong side of Lincoln, tho, so it’s in the Oscar Meyer attendance boundaries, instead of Lincoln Elem.
Nothing like big old garage doors to increase the curb appeal.
Yuck!
“Nothing like big old garage doors to increase the curb appeal.”
It was built in 1985. Cabrini was crazy and almost on your doorstep. You could go down Ogden (right next to Johnny’s Red Hots) straight to the west side. A little space b/t your home and the street was a good thing here 20 years ago.
anon,
What is a good site to determine school attendance boundaries?
joe, the cps has a map of school boundaries. it is a little clunky
http://schoollocator.cps.k12.il.us/
“cps has a map of school boundaries. it is a little clunky”
Works reasonably well once it’s up and you’ve de-selected all the data layers you don’t care about. Also you need to *not* have too robust a firewall–as many offices do.
Also, my mistake–that far north and east of Lincoln still wouldn’t be Lincoln Elem.–it would be Alcott.
Listing appears to count combined living-dining area twice. Could identified areas be a basement area, or did agent count the garage as extra space too? Or is she counting the outdoor decks? Listing probably omitted the HOA charge too.
is that map right in that lincoln elem is almost at fullerton, and its boundary stretches all the way to north ave?
anon mentions how Ogden used to extend to here, and all the way to clark. Kind of interesting, the story is told here :http://forgottenchicago.com/features/chicago-infrastructure/the-extension-and-removal-of-ogden-avenue/
anon (tfo): it ain’t ’85 any more. This used to be bordering the bad-lands (and still does, to an extent), but the neighborhood has improved a lot.
All this to say: I think properties in this area that are built like fortresses will pay a price now that the neighborhood has–and continues to be–rehabilitated. There are buyers who want the “gated community” feel in the city, but I think that the average buyer doesn’t. I see the sale price on this guy being much lower than other properties for this reason.
CH: Great link! I’ve read all about the history of Ogden on the north side and think the ideas behind ripping it up were severely misguided. Granted urban malaise and Cabrini were hurting that neighborhood, but the cure was much worse than the symptoms, IMO, and they ended up creating a virtual wasteland between Clyborn and Sedgwick on North, killing a very useful arterial road and destroying a lot of the character of that neighborhood. Very, very bad planning.
TFT:
Duh. Explains why it was built the way it was. I didn’t say it makes sense today, nor did I say *anything* about what it’s worth.
re: Ogden–you need to either remember or look at pics of Ogden over the river–it was an elevated road over the top of Halsted for ~2 blocks. It was totally unsustainable as it had existed, and not easily relocated b/c of the location of the bridges and the proximity of Division/Halstead to the river. And, if you didn’t retain the bridges (two, since it crossed Goose I.) over the river, then there was (and is) no point in retaining Ogden north of Division. Would it be really useful now? You bet, but that was a decision first made 40 years ago and made final in the early 90s with the removal of the bridges.
Also, undoubtedly, someone with clout wanted to develop the right of way north of North Ave. So the city made it happen.
Thanks for the link about Ogden Ave. Great read.
Directly west of this townhouse development (east of Halsted and tracks) is a subsidized housing project that generates a number of police calls and an intimidating “street presence” of people hanging out at night. Check crime stats on CPD web-site.
So much talk here, so little real information. These townhouses are great. We own one and always rent it out with no problem. There are no assessments or fees as there are little common areas and the ones that are common (shared driveway or roof for example)the neighbors work out themselves. There are great neighbors in this little development. The garage in front like this one is not the greatest but it does make the yards very private as they are set back from Larrabee. It also makes for lots of light!! The storage in these places is also unbelieveable as what TH nhas a full walk-in attic? Plus all garages are large and have loft storage. As far as “vagrants,” that is really the same as any other place in the city esp since most of Cabrini is gone. And it is the Lincoln Elem School District, not Alcott. The owner would also be in the proximity lottery for LaSalle Language which people practically die to get into!! The nearness to North/Clybourn shops (w/o the parking hassles), expressway, and two L stops really make this a great deal. I am not the owner of this property by the way and don’t know him/her but just thought I would set the record straight.