We Love Gold Coast Condos With Private Rooftop Decks: 1239 N. State Parkway
This 3-bedroom penthouse unit at 1239 N. State Parkway has something you rarely see in the Gold Coast neighborhood: a private rooftop deck.
The listing says it has 3 decks in total which combine for 1500 square feet of outdoor space.
The private rooftop deck has built-in seating, planters and lighting.
The unit has a soaring cathedral ceilings in the living room with a second floor family room.
All three bedrooms are on the main floor.
The kitchen has cherry cabinets and stainless steel appliances and overlooks the courtyard.
There is central air, washer/dryer in the unit and 1 deeded attached garage.
The listing also indicates that this is the Ogden school district.
On the market since January, it is listed $59,000 under the 2004 purchase price.
Unit #2, the unit below it, is also on the market. It is a 2600 square foot 3/2.5 without the rooftop deck (but does have a deck that overlooks the courtyard.) It is listed for $899,000 and also has parking. It is the first time it’s been on the market since the building was converted to condos in 1997.
Is this building a good buy given the location and low assessments?
Millie Rosenbloom at Baird & Warner has the listing on Unit #3. See the pictures here.
Mario Greco has the listing on Unit #2. See those pictures here.
Unit #3: 3 bedrooms, 2.5 baths, no square footage listed, duplex, 1 car parking
- Sold in November 1997 for $775,000
- Sold in November 2004 for $1.349 million
- Originally listed in January 2011 for $1.29 million
- Currently still listed at $1.29 million
- Assessments of $169 a month
- Taxes of $10665
- Central Air
- Washer/Dryer in the unit
- Bedroom #1: 15×19 (main level)
- Bedroom #2: 13×10 (main level)
- Bedroom #3: 13×9 (main level)
- Family room: 22×19 (second level)
Finishes look pretty good for being remodeled in 1997. But, I think for these prices, buyers will want “newer” finishes. Location is good, but just a bit too close to busy division/state foot traffic. I may be wrong.
these units are disgusting.
I like that corridor lined with windows.
Finishes are a curious mix of inexpensive (bedroom sash windows) to expensive (refrigerator). New construction 3-flat and 6-flat buildings tend to be poorly constructed, particularly in reference to wall and flashing assemblies.
How do lenders now react to a 3-unit condo association, when two units are resale listings?
I would be cautious in this building as some things look a bit on the “cheap” side. Not a lot of privacy but that is to be expected for much of the Gold Coast. The fireplace in the “Great Room” is a big mistake as are the windows- would look better if redone but not at this price unless you were really set on buying this location. That being said: I suspect it will sell for about 1 mil
Those taxes and assessments kill me. They can’t be right.
I really don’t think this is too close to Division. It quiets down super fast about half a block north of it, in my opinion. This property has a lot of cool and quirky features. I’m not sure I would call them cookie features, though. It didn’t melt my heart and make me say, “Wow, I’ve got to have that.” That’s a really interesting line of windows next to that curve of windows. Definitely cool, closest to “gotta have it.” That ceiling and those windows are visually super complicated. Interesting… I’ve walked past this a good bit, nice to see photos of the inside. Thanks.
“Those taxes and assessments kill me. They can’t be right.”
They seem fairly in line to me so I can’t tell whether you are shocked that they are high or low. To me, in fact, the assessments seem low and the taxes seem high but within the range of reasonable.
Assessments seem nicely low, but there probably aren’t many common spaces or any amenities in this building, so they may sense. Taxes do seem very low, they are probably going up with a higher sale price, but even then they seem very low for a reasonable estimate of the value.
Definitely paying for location here. I agree that the finishes are a real mixed bag. Makes me think some was redone after the 1997 conversion.
I’d love to know the SQ FT on these, especially to try and get some perspective between unit 2 and 3. The outdoor spaces on unit 3 will be what sells this place. As for unit 2… I don’t know. I think I’d rather buy a SFH with these prices.
First floor gated entry – classy.
I actually love the so called penthouse, unit 3. I am not sure why everyone is complaining about the finishes. This place is airy and open. I love everything with exception of the fire places. I am sure it does not cost all that much to redress those.
The assessments seem low, but it is a newer building. I guess if you can afford a $1.3m home a special assessment isn’t going to hurt much.
The taxes seem low too given the price, but as always what kills me is that you pay more than that in taxes for a crappy $150k place where I live.
My question – why are two unit owners selling at once? What do they know about the structure that I don’t?
Did they move that Monte glider to appear in two different shots in #3? Or do they really have two of the same chair?
WTF
10k in taxes for a 1.3mil 2004 sale?
i swear i need to leave illinois.
The iron gates look like a menorah. Could it be more obvious? Someone should send the fair housing folks over there to protest.
“WTF
10k in taxes for a 1.3mil 2004 sale?
i swear i need to leave illinois.”
groove – are you saying that is too low or too high? Honestly, for a 1.3 million dollar place in chicago – taxes should be closer to 14-15k
“groove – are you saying that is too low or too high?”
10k is to LOW, maybe i am missing some key fact (ussually am) and its only 2k more than unit2 and this has to be twice the size of unit #2
It’s hard to believe that #3 hasn’t been rehabbed in 14 years, some of that stuff looks like what’s the trend now.
guys, what is the difference between a broker and a realtor? Why some of the agents are listed as brokers?
‘The iron gates look like a menorah. Could it be more obvious? Someone should send the fair housing folks over there to protest.’
OMG… funny… and kinda true.
I think that the broker can own a real estate sales organization and employ other sales people. A realtor however is just a sales rep.
LOL!! Yeah I saw the broker’s name Rosenbloom, the menorah gates, so I expected the penthouse to be a tricked out JAP-py Bette Midler/Richard Lewis-type palace, but amazingly there are two Russian orthodox icons above the fireplace! Too funny… RE is fun!
“OMG… funny… and kinda true.”
“It’s hard to believe that #3 hasn’t been rehabbed in 14 years, some of that stuff looks like what’s the trend now”
Black granite and maple cabinets are circa 1999. Those still look ok but they are somewhat dated.
Paying full tax rate is for the Goy. I got a good lawyer who can lower these for you, or we can start a charity in the bedroom and pay nothing.
Jewish or not, you’d get ripped from your friends every time you buzzed the gates open if you lived here; the one liners would never stop. It’s like our lady of the underpass… comedy gold.
I remember the small grocery store that was on this spot. It was a cute structure. No doubt the money they got for the property was what prompted them to sell out.
Why is it that there are so few private roof spaces in the GC/old town?
“Why is it that there are so few private roof spaces in the GC/old town?”
My guess is when most of the housing stock was built the area didn’t have the freshest of air.
Why not build some now? Is there some ordinance against it in the area? I’m looking outside from a high-rise and literally 90% of the lowrise stock has no rooftop space.
1.3M = Fail
I really should leave this to anon(tfo), but…
I think Chicago has really tightened down on decks in general.
If it is a retrofit then
In general if you are going to do it right and get a city permit for a roof deck, then you are going to need 2 exits which often makes things more difficult
“I think Chicago has really tightened down on decks in general.
If it is a retrofit then
In general if you are going to do it right and get a city permit for a roof deck, then you are going to need 2 exits which often makes things more difficult”
Didn’t focus on the question, but I’m sure that’s why–a combination of the basic problem of the city actually caring, the fact that caring means there needs to be two exits, the busy bodies in the area who will call the city and the fact that the roofs are visible from hundreds of condos (making it easy for busybodies to spot them).
We saw both units. Here’s the differences other than the obvious: #3- smaller kitchen and master bedroom, no walk-in closet, some finishes are more updated; #2: really big master and walk-in closet, but seems darker due to the lower floor and darker color scheme. Great ceiling height on both units. Not sure of sq ft on #3, but the only extra room is on the mezzanine level, otherwise it is the same size as #2 – that’s why taxes are about the same. Assm are low b/c there’s no doorman, in staff building engineer, etc. Decided to pass on both because we wanted a more full service building. Great place for a second home though due to the low assmt and taxes. Yes, #3 is way overpriced in this market.
Roof decks are overrated. You can only use it 1/2 the year and when you can, it’s gross. First, the spider webs are out of control… there was a giant wasp nest on the neighboring building to mine – so I couldn’t legally call a pest control company to get rid of it…I was going to ask the neighbors if I could pay to do it but then I realized that was not the only one…the wasps/bees/hornets surrounded the place.
I hated the fact I paid extra for a roof deck I though I was going to use… and literally could not sit in for 2 seconds without some bug crawling on me. I previously lived in condos (or apts) w/ pools so I figured I could just lay out whenever I wanted and it would be chill and nice…etc…no…. For whatever reason (probably the small size and proximity to neighboring ledges) – it was a bug haven. Also where I happened to be, there was no shade from the trees at all – which you sort of take for granted. So, the sun beat down right on your face and it was extremely hot. It also ruins the wood (or finish) much more quickly…so you have to keep re-doing it. It’s not that expensive but just extra maintenance.
And some developers conveniently leave out water piping and outdoor lighting… which again, was my case. There was no water – so power washing required some creativity/help from nearby buildings. And of course the second you have an outdoor light on at night on a roof deck – the mosquito swarm attacks.
I am perhaps mildly bug-phobic, but I can handle the small ones.This was over the top with agressive wasps and giant spiders…huge spiders and webs to walk through (laid newly every time I went up there and cleared them out)
I don’t know about other people’s experiences but it was incredibly overrated to have a roof deck on a building like this. I have seen tons of posts on this blog about how much people like roof decks – but are these from people who actually HAVE them?
Yikes – I never really thought about bug problems on roof decks until reading your horror story.
My biggest fear would be getting “bugged” by teenage Peeping Toms (with binoculars, webcams, etc.) while sunbathing!
I saw these units at a brokers’ open house some time ago and thought they were really nice, especially the private garden views.
This roofdeck faces the alleys and comcast/ComEd poles. Maybe if it had a nice lake view or open city views.
“I don’t know about other people’s experiences but it was incredibly overrated to have a roof deck on a building like this. I have seen tons of posts on this blog about how much people like roof decks – but are these from people who actually HAVE them?”
You forgot to mention the wind, and dealing with umbrellas.
ChiTownGal – Yeah totally… there were other decks at my same level & some higher… i didnt really feel comfortable laying out in a bathing suit in this youtube world. In my old bldg, our pool was on the roof (like 40 something) and had 2 levels so it was much more chill… like Dan said, this one was very windy too. My 3-flat deck didn’t seem that windy from my memory…it was lower and further from the lake than most.
Unit #2 in this building just sold for $820,000.
You should see this unit now! The listing was taken over by a new Realtor who obviously knows the Chicago Gold Coast market and even had the owners make some up dates and is now listed where it should be at $1,099,000 making this a great deal for 3000 sq. feet and all of the out door space!
last comment must be from the listing agent. very interesting unit though – but rooftop deck is bordered by a highrise so there are about 400 windows looking directly on it! can privacy walls be put up? price is getting close. probably worth 950 considering unit 2 price.
No, I am not the listing agent for this property but I live in the neighborhood and I did go to see it since the work was done and it is very impressive considering it has so much more space and natural light than unit 2 which I also saw before it was purchased. Not to mention 3 outdoor spaces just on the main level not including the rooftop. Unit 2 only has 1 deck. Period. Also, there is NO high rise next door. In fact there are 2 single family homes to the North which allow for a great feeling of space and distance even though you are just a few blocks from Oak Street and the unit is very quiet and you get a great feeling of privacy being in a walk up. If you want complete privacy with no one looking at you move to the suburbs, Not the Gold Coast. Unless you are a licensed Realtor or an Appraiser yourself who gave you the license to state what a property is worth? If I didn’t already live in the neighborhood I would really consider it for myself. I think it could really be a good value given the space, privacy low assessments of $169 a month and low taxes. Even If it sells for $1,050,000 that would be 30% lower than the seller paid so isn’t that already a huge discount? Maybe I should be a Realtor!
^^^jocularity.
Nice math…… 30% reduction from previous sales price is……….. 950k! I guess time will tell.also….about the building to the south – how many stories is it?
Sorry about the typo…I mean to write $300K below not 30%. I believe the building to the South is maybe 4 or 5 stories so the one you might be speaking of is across the street at 1 E. Scott and is certainly a high rise. You are correct that time will tell and it will be a clear indicator of our current Real Estate conditions. I wish the sellers good luck!
You have it all wrong: YOu should be wishing the BUYERS good luck in this market….
Why the buyers? They are the ones that will reap the rewards of our current market! Sellers today are taking huge hits from what they paid from 2000 to 2008. I’m glad I don’t have to sell! Do you really think that the market will continue to decline in 2012? From what I have read about the city’s market, anyway, is that sales are up for the years end and buyers are getting great deals. Happy New Year!