We Love Modern New York Style Lofts With Private Roof Decks: 1521 N. Milwaukee in Bucktown
This 2-bedroom loft at 1521 N. Milwaukee in Bucktown just came on the market.
At 1600 square feet, it has high ceilings but no exposed brick or timber beams.
Instead, it has a modern, sleek look with exposed ductwork.
The kitchen has dark cabinets (black?), stainless steel appliances, granite counter tops and what looks like a stainless backsplash.
There are two outdoor spaces including a private terrace off the master bedroom and a private roof deck.
The loft has central air, a washer/dryer in the unit and garage parking.
It also is right in the center of all the Wicker Park/Bucktown shops and restaurants. The Damen El is just minutes away.
This loft is listed $112,100 under the 2006 purchase price.
Is this a deal for the square footage and location?
Emily Sachs Wong at Koenig & Strey Real Living has the listing. See the pictures here.
Unit #3N: 2 bedrooms, 2 baths, 1600 square feet
- Sold in July 2006 for $612,000
- Currently listed for $499,900
- Assessments of $265 a month
- Taxes of $7828
- Central Air
- Washer/Dryer in the unit
- Garage parking included
- Private rooftop deck
- Bedroom #1: 18×15
- Bedroom #2: 19×13
I love living west of western in a loft. You can snag one these days for 120-190 easily with this down market and all these foreclosures. And you can get a true loft…concrete or timber. Why anyone would pay that much for a loft in Bucktown when they could get one so much cheaper a 10 minute walk west is beyond me. But, I guess if you want to be in the middle of action…
I don’t like it at all
Wicker Park is one of the most laughably overvalued neighborhoods in the city.
I can remember when this was a total, complete, rotting slum that was so far gone that dead people were forever being found in alleys and the el station on North, and you could scarcely walk 3 blocks without getting mugged. There wasn’t a shard of decent architecture. It was the rotted, fetid post-industrial back yard of the city, that in its best days had been a factory neighborhood of no particular note or charm.
Then all the hordes of artists moved there in search of dirt cheap – and i do mean CHEAP- space in the late 70s and early 80s… and the hippoisie followed about 5 years later.
The artists are gone and so are most of the great little galleries that were so supportive of up-and-coming artists. Even Around the Coyote is gone. All that’s left are a bunch of newer buildings that are rather good-looking but not exceptional, and a lot of brown lots and really cruddy old housing stock gussied up with trendy rehabs.
This place is overpriced by at least $200K. It’s an over-the-store apt in an unattractive old building. It’s nice and roomy but it’s bland and the outdoor space is not exceptional. You have the Blue line running right in back of it 24/7. You can do better for the money in Lakeview and almost as well in Lincoln Park.
What kind of 20/30-something these days is able to and still thinks it’s appropriate to drop a half mill to live above an Urban Outfitters? This listing is hilarious.
“You have the Blue line running right in back of it 24/7”
No, you don’t.
Someone paid $612 for this? Crazy!
“What kind of 20/30-something these days is able to and still thinks it’s appropriate to drop a half mill to live above an Urban Outfitters? This listing is hilarious.”
I can see how this works for someone. I’d only have to go downstairs to get my weed.
I’m typically a big defender of this neighborhood, but sometimes I just have to shake my head. I live a 5-7 min walk from this property (my wife loves her damn soy green tea white chocolate chip ice cream from i-cream next door). My place is larger, has more beds and baths, has nicer finishes, is not above a store (weed or no weed), has a yard, lower assessments, and lower taxes and is worth at least $50k less than this property.
This realtor is not doing their client any favors with this pricing. If I had $500k to spend on a 2 bedroom, it most assurdly wouldn’t be here. To me this is a $350k property and I’m giving it a huge amount of credit for a private roof deck with great city views. Otherwise, I completely agree with the previous poster saying $299k.
is worth at least $50k less than this property’s list price…. sorry
3s sold for $320k almost exactly a year ago.
REO, not as nicely finished, no same level outdoor space, but still. Pix here:
http://www.zillow.com/homedetails/1521-N-Milwaukee-Ave-APT-3S-Chicago-IL-60622/87716762_zpid/
Note also that:
2d floor of building is also commercial space, assn has three units, all on third floor, the third unit (for better and worse) is along the alley–blocking this unit from eastern light and making up one wall of the private terrace.
could you back that up with an example or two?
“I love living west of western in a loft. You can snag one these days for 120-190 easily “
I like how the chairs at the kitchen table are really office chairs. Overall nice place for a bachelor pad. A little too sparce, needs some tiles or something, it feels like it’s missing something. But I like it.
Hate this place but that deck would be a nice place to hang out.
The reason the realtor is probably asking more is that these are of limited quantity. Its not for everyone, but its definitely unique. She only has to sell one…not a whole building. Remember that price is also function of supply. If you look on the MLS supply is down in the closer in neighborhoods.
“I can remember when this was a total, complete, rotting slum that was so far gone that dead people were forever being found in alleys and the el station on North, and you could scarcely walk 3 blocks without getting mugged.”
By changing North to Wilson does this describe Uptown today?
Anyway, this is overpriced, no question, and I’m shocked that someone paid $612k for it! BUT, this is what a lot of people are looking for and it would surprise me if this didn’t attract folks around $430k or so, IF the seller can go that low.
lol cribhater.
Stating that Wicker Park is overvalued because it sucked in the 60s is the stupidest thing I’ve ever read.
News Flash: The entire city of Chicago sucked well into the 90s.
Wicker park for a long time was one of the gritter urban gentrifying city neighborhoods. Fun place, no matter what. It’s priced too expensive yeah but these days its more of a lakeview, LP alternative for urban professional coolsters and professionals. I’d rather live in Wicker Park any day of the week than Lincoln Park. I remember partying in Wicker Park in the mid-90’s, those were the days of my youth. but now I’m all grown’d up and ready for a calmer more relaxed and less gritty environment.
When I see decks like that, I think of how long it will take to start rotting and then the $10k at minimum to re-do it.
Ahhh Bradford pops up. I bet if you squint enough you can see his red socks over on the chair. Sorry redsocks you’re ruined financially because you grossly overpaid for your impractical abode during the boom.
not sure about all the hate on this one….but I do think it will get a buyer at about 450k. THere’s a heck of a lot of people that love Wicker Park and it is a very easy commute to downtown.
Laura: “I can remember when this was a total, complete, rotting slum that was so far gone that dead people were forever being found in alleys and the el station on North, and you could scarcely walk 3 blocks without getting mugged. There wasn’t a shard of decent architecture. It was the rotted, fetid post-industrial back yard of the city, that in its best days had been a factory neighborhood of no particular note or charm.
Then all the hordes of artists moved there in search of dirt cheap – and i do mean CHEAP- space in the late 70s and early 80s… and the hippoisie followed about 5 years later. ”
Substitute “artists” with “gay men”, push it back a decade or so and you’re describing Lake View.
Most Chicago neighborhoods have gone through dark days. And with the “move to the city” push of the 90s and 00s, most neighborhoods saw huge improvements in security and investment due to gentrification. The big difference between Wicker Park and Lake View is that Wicker Park is more geographically isolated from other “hot” neighborhoods. And the fact that it still lags a decade or so behind in many areas (schools are a big one).
Personally, I like the neighborhood and understand why it commands a premium (and I’ve lived in the Lake View area for over a decade).
On this: “This place is overpriced by at least $200K. It’s an over-the-store apt in an unattractive old building. It’s nice and roomy but it’s bland and the outdoor space is not exceptional. You have the Blue line running right in back of it 24/7. You can do better for the money in Lakeview and almost as well in Lincoln Park.”
I’m not sure I agree with your pricing, but I agree that this is not an ideal location or property. El noise on one side, Milwaukee noise on the other. No thank you.
What a boring characterless space. They have painted it white and thrown some modern furniture. That is about it.
350 Max..these listing agents need to get punished when they screw with the market listing something 50% over its value
Laura, what is your obsession with talking about how neighborhoods were several decades ago and then talking about how overpriced they are? This particular property may be overpriced but your reasoning is irrelevant.
So this neighborhood used to be a slum 30 years ago. So what? It isn’t now, this is one of the most vibrant stretches in the city. River North used to be a den of prostitutes 50 years ago, does that matter? 150 years ago Lakeview was a pasture, does that matter? I don’t get your point.
You know what, Garfield Park used to be a really really nice neighborhood, does that mean its currently grossly undervalued?
Wicker Park is what it is today. People like it because it’s cool, with cool shops and restaurants and bars. If you’re still too hung up on how it was in the 70’s then that’s your problem.
Having said all that, yes this place is overpriced. But it’s not rocket science why properties in the area sell at a premium.
“Bob (March 22, 2012, 9:27 am)
Ahhh Bradford pops up…Sorry redsocks you’re ruined financially because you grossly overpaid for your impractical abode during the boom.”
You should try speaking from your mouth instead of your a$$ for a change. Your pronouncements on my financial position and the practicality of my residence are both 180 degrees from reality.
Laura,
While I agree with you about the subject property (except for the El running behind it), you make me laugh any time you post anything about Bucktown/Wicker/Ukie, etc. It never fails, whenever there is a posting about a property in these areas, you always chime in with nonsense. What do you want the area to be? You rag on it for being decrepit and dangerous in the 80’s and now you rag on it for being gentrified with newer housing stock. My favorite quote of yours is the one where you ragged on Chicago Ave. for it’s lack of grocery stores and the scary men standing outside bars while at the same time mentioning that you hadn’t been there for years. Maybe you should stick to commenting about areas you frequent as opposed to the ones you apparently visited in the 70-80’s?
Yes, when talking about this particular condo, you can do better for you money in LP or LV. However, that isn’t usually the case. On top of that, some people just like the flavor of this area better than LP and LV, me included, and I’ve lived in each of these neighborhoods.
Does the commercial space sharing the same building with a condo association have any negative issues for buying here? I assume there must be some sort of contract between them.
I love BT/Wicker Park. Other than Andersonville, it is about the only other neighborhood I’d consider. I like how the area still has a little grit to it. Feels kind of Soho/Tribeca like. LV/LP are just too sterile/suburbanish for me. I hope BT doesn’t lose it’s edge though with all the gentrification.
I’m curious what the next hot area will be 15-20 years from now. Logan Square? Pilsen? Uptown? Edgewater?
Whichever one I don’t buy a house in
“I’m curious what the next hot area will be 15-20 years from now. Logan Square? Pilsen? Uptown? Edgewater?”
Logan Square is already the next hot area.
I was actually wondering what the Condo to Commercial space ratio is in this building. If Urban Outfitters is over 20%, average buyers are going to have a tough time getting conventional financing.
I like the unit. I get the design style they are going after, but I think the missed the mark.
in this market to get 500k for a 2 bed 2 bath you need a much better location then this.
I have to disagree with Laura on yet one more point. I lived in Wicker Park in the late 80’s, so I know what it was like–and no, I wasn’t a hipster, I was a 20-something Biglaw associate who took a chance on a 4 flat residence/income property.
But–in terms of architecture and history, there was/is a lot more decent architecture in Wicker Park than in Bucktown, Lakeview, even DePaul! I’m speaking of the beer baron mansions along Pierce and Hoyne in the historic district, some of the buildings near the park, and some of the commercial buildings as well.
“Laura Louzader (March 22, 2012, 6:20 am)
There wasn’t a shard of decent architecture. It was the rotted, fetid post-industrial back yard of the city, that in its best days had been a factory neighborhood of no particular note or charm.”
JAH, completely agreed. Wicker Park is probably about on par with Lincoln Park in terms of architectural interest (but I’d argue it’s better since their construction in the 2000’s boom was of much higher quality than comparable developments in Lincoln Park). One thing is for sure though, most of Lakeview is totally banal architecturally compared to Wicker Park.
Andy: “One thing is for sure though, most of Lakeview is totally banal architecturally compared to Wicker Park.”
The only architectural saving graces in Lake View are the gorgeous early 19th century high rises (mostly on the eastern end) and the older mostly U-shaped mid-rises of similar vintage. Neither of these are unique to the hood, though, which is something I think WP has going for it. The 4+1’s dominating many blocks in ELV are a blight that ruins too many otherwise nice streets (though they do provide a lot of density). And don’t get me started on the quality of buildings built since the 90’s in LV/LP.
The one thing I don’t like about WP is it’s lack of height and the extremely wide streets. It give most side streets a lazy, suburban feel which seems a bit out of place in the city to me. The preservation of architectural detail on those shorter buildings makes up for it though and definitely gives the hood a unique feel that has been lost in most of LV/LP.
Icarus…you asked for examples of much lower priced units. 2054 N. California. 1 bed 2-level loft for 115k. 3-bed was listed at 199k…(now pending) probably had below 190. Both huge beautiful modern loft spaces. 2 bed, 2-level loft at 1935 N. Fairfield, 147K. Another 2-bed with private patio also at 1935 for 165k. Both at that address with access to rooftop deck/city views. (Admittedly, those last two are ground floor units). There was a unit in the lofts on Milwaukee a few doors east of the western blue line stop…can’t recall the address…1900 something….but the price kept dropping and dropping. I have friends that have recently purchased 2-bed lofts west of western for 130-170. Bank sales. I guess some people don’t like to deal with the foreclosures or bank sales…but my friends have had good luck with them lately.
El is not running behind this unit. The el runs behind the storefront buildings on the other side of the street.
What is “New York Style” about this loft? Is it wide and foldable and a little greasy?
“The one thing I don’t like about WP is it’s lack of height and the extremely wide streets. It give most side streets a lazy, suburban feel which seems a bit out of place in the city to me..”
Umm, 100 years ago, WP was built as a ‘suburban’ community, within city limts. So now high rise canyons should replace everything in the city?
$500K to live in a white box above an Urban Outfitters? No f-ing way.
“The one thing I don’t like about WP is it’s lack of height and the extremely wide streets”
That’s two things. My two are short lots and poor schools, both of which only really matter for SFHs.
“I was actually wondering what the Condo to Commercial space ratio is in this building. If Urban Outfitters is over 20%, average buyers are going to have a tough time getting conventional financing.”
Cant imagine its even close. Second floor is commercial space, too. The resi space is the third floor plus some portion of the garage. Be surprised if it’s 50% residential; NO way it’s 80%.
anon: “That’s two things. My two are short lots and poor schools, both of which only really matter for SFHs.”
Damn you and your mad counting skills!
tomm: “Umm, 100 years ago, WP was built as a ‘suburban’ community, within city limts. So now high rise canyons should replace everything in the city?”
Yeah, and *I* would rather live in a more dense neighborhood with a bit more height. Overall, I find the density of WP to be disappointing, even as I admire the overall style of the neighborhood and the architecture that comes with it. YMMV.
And, for the record, the choice isn’t between high rise canyons and suburban style living. There are shades of grey (mid-rises, more tightly spaced 3-4 flats, etc. give a lot of density without a canyon feel).
“My two are short lots and poor schools, both of which only really matter for SFHs.”
The short lots thing just makes the “double” (or “quad”) lot all the more affordable. And the savings (incl lower land costs even for same sized lots) will just about pay for private.
“I’m curious what the next hot area will be 15-20 years from now. Logan Square? Pilsen? Uptown? Edgewater?”
I’ll guess Pilsen. The artist vanguard already is locating there; plenty of industrial buildings to turn into lofts; empty lots that could be turned into SFHs and THs; and close to downtown. Uptown always seems like it should gentrify but never does, and people remain concerned about crime there. Edgewater seems to be on its way to becoming primarily a senior community, which prohibits its from being “hot” in the way people normally understand that term. Logan Square has been at medium boil for a while; not sure if it will become hot in the future.
“Logan Square has been at medium boil for a while”
Logan has been the “next” hood for at least 20 years now. At some point soon, someone’s going to have the bright idea to separate “good” LS from “bad” LS, just like Edgewater did in seceding from Uptown. Unfortunately, the part that should be renamed (the bad part, since the good part is actually around the Square) gets nothing out of it.
Uptown won’t improve unless they can somehow remove the HUGE amount of subsidized housing, sleazy drug rehabs, halfway houses and other hangouts for the dregs of society. Getting rid of former alderman Schiller was an important step, but it will take decades to remove the bad element from the area.
My vote is for Pilsen, too. Although Logan Square has clearly been invaded by artists and SWPLs as of late (only only need look to the latest reader and see that ad for that organic food co-op featuring the LS column thingee) it is just too big and too far from downtown. At some point the corporate follower yuppies are going to look at long commutes on the blue line (which itself is a POS with 43 yr old cars) and cringe.
Pilsen is much closer to downtown so easier for the uncreative yup followers to flock to and pretend they’re “hip” and “get it”.
Edgewater is surrounded by worse neighborhoods, and although there are nice parts, I don’t see growing that much.
Uptown–what Pete said.
I sometimes get a kick out of reading about the realtor education backgrounds. But I’d say we finally got one who has an education they can put to good use here on CC.
Bob, I dislike Logan sq as much as you do, but for different reasons, but i hate say, your opinions are uninformed.
“Bob… but i hate say, your opinions are uninformed.”
But he more than compensates with all the warmth that he brings to a room.
I think Pilsen has the streets that make for good walking/shopping. The arts culture and location certainly help too. However, the downside is that it isn’t close to the El which I think will hold it back from gentrifying.
Most of andersonville is in edgewater. What’s the green zone?
What about the pink line….at least for parts of Pilsen?
“However, the downside is that it isn’t close to the El”
Nearest Transit:
Damen-Cermak (Pink Line)
18th (Pink Line)
Western-Cermak (Pink Line)
I’d put my money on Pilsen–especially east Pilsen, much of which seems to be owned by Podamersky (SP). Anyone know anything about the family? They seem to own nearly every building on Halsted. At any rate, Pilsen already has the artists, cute shops. sporadically renovated places, and a couple of good coffee shops. I’d take it over Uptown any day of the week; heck, if I didn’t have kids, I’d live there now:)
Look up ‘pilsens finest’ in YouTube. Good luck.
Sabrina,
Do a Pilsen/ East Pilsen posting! Pretty please?
haha HD, you have been dropping that gem for years. It’s great but really doesnt prove anything
“Do a Pilsen/ East Pilsen posting! Pretty please?”
Sure. I haven’t done one in awhile. I’ll post one next week.
“Homedelete (March 22, 2012, 10:40 pm)
Look up ‘pilsens finest’ in YouTube. Good luck.”
Ah good ‘ol David Morgan. He’s a Satan Disciple, their territory is west of Damen, though they do venture east into Harrison Park to fight with the Ambrose. He was also on the Gangland episode that featured the Satan Disciples. East Pilsen dwellers should be more concerned with the La Raza, Party People, and the few Bishops that are left, though you really don’t get much gang activity east of Morgan.
Interesting, Beju. What is your source? Are you a police officer/ State’s Attorney? Or can’t you say:)
pretty sure Beju was high up in baseball furies
Well, JJJ, Uptown today is incomparably better than Wicked Park was 30 or even 20 years ago.
For one thing, Uptown has a lot of really beautiful old housing stock, and it’s close to the lake, which for me at least is a major consideration. Wicker Park never had housing stock this good, ever. It is also next door to Lakeview, Ravenswood, and Edgewater. Thanks to the efforts of the Asian residents who, over the past three decades, rescued Uptown from total blight, Uptown has only one really bad pocket, which is the area bounded by Lawrence to the north, Montrose to the south, Sheridan to the east, and Clifton to the west. I’ll say it is very, very bad and it, and the 30 or so really badly run corridor buildings with their Section 8 tenants, are what make it bad. I’ll also say I’d prefer not to live in Uptown and avoid the area because it has been a war zone for the past few years.
“Uptown today is incomparably better than Wicked Park was 30 or even 20 years ago”
Wicker Park in 1992 had driveby shootings of trick-or-treaters?
see: http://chicago.cbslocal.com/2010/11/03/man-charged-in-uptown-halloween-shoot-that-wounded-3/
“Well, JJJ, Uptown today is incomparably better than Wicked Park was 30 or even 20 years ago.”
I call bullshit on this, but I don’t want to get into things with someone who has a hardon for that area, because you’re obviously nuts to think that it’s at all desirable to people who have other options.
I have lived in a lot of seedy-ish neighborhoods, and lived in Wicker Park in 1994, and Avondale during a lot of gang violence, and they weren’t that bad. The gangs around there mostly left you alone if you left them alone, which I don’t think to be the case for Uptown, where it’s both gang and non-gang folks messing with people. I would never live in most parts of Uptown, at any time I have been familiar with it, which is the last 25 years or so. I’m not sure that I would ever feel really comfortable using the Wilson stop of the Red Line. Isn’t whether or not you get harassed or mugged or assaulted basically always a crap shoot with shockingly not that great odds?
In short, come of it, Uptown sucks, no one cares that it has beautiful housing stock and is close to the Lake, because people only care about that stuff if it passes the bar of not being a dangerous area with a bunch of derelicts waiting to mug you. And no one cares that you think that Wicker Park is laughably overvalued. Go back to the “North Coast.”
30yrs ago it wicker may have been worse. I had an aunt living over there then and I remember it being pretty similar to the area around Chicago stadium. though this is through the eyes of a pre-teen so…
on the other hand the aunt was an artist so maybe the upswing had started
“Enough, JJJ, we get it that you hate Uptown supporters, and I am not a fan of most either, but piling on someone who gave nearly completely accurate information from memory and was being honest, in addition to being willing to use her real name and to respond, is going too far.”
i love the rants laura.
keep em coming.
I really don’t understand why people get so worked up about Uptown. Over and over on this site I see people who don’t live there and can’t possibly spend much time there (since they hate it so much) talking about how dangerous it is. And then the people who live there point out that it really is just fine and everyone argues back and forth…
I am a petite, youngish female and I lived in Uptown and walked to and from the Lawrence redline every day for years. Not once was I harassed, much less mugged. I was, however, mugged and had my nose broken on a perfectly nice block in Lakeview a few years ago. Look up the crime stats, people. Logan square and the South Loop are much worse when it comes to both violent and nonviolent crime. This idea that you are going to be a victim of crime if you live in Uptown (or Logan Square or the South Loop for that matter) is just ridiculous. Statistically it is not that likely and all of my middle-class middle-aged neighbors who also had not problem living there would say the same thing.
I think it all boils down to your priorities and your comfort level with encountering poor people and/or the odd wacko on the street. I personally prefer some diversity in my neighborhood and don’t feel at all threatened by this, but obviously some people do. Conversely, I did not enjoy living in Lincoln Park because it was full of boring, white, upper-middle class (or aspirational toward such) people and felt kind of shallow to me, not to mention totally overpriced. But I’m not going to go off on people who like Lincoln Park — if they want to pay a premium to be surrounded by sushi bars and wealthy white people, then it’s the right neighborhood for them.
Oh dear lord, I have to laugh at many of these comments. Uptown is seriously not that bad. The shootings are unfortunate, and yes there are more than there should be. Gang on gang gunfire is a problem when bullets go astray, but non-gang members are not being shot intentionally right and left. Unless you’re slinging drugs, the odds of being shot in Uptown are not high.
Uptown is indeed a bizarre and unfortunate aberration for where it is. No doubt a hood on the red line, just above LV, and on the Lake should look and feel… like Lakeview. Uptown does not, and we have 20 years of aldermanic “leadership” to thank. But it’s not anywhere near as bad as so many of these comments make it out to be.
I can’t tell if you guys are uninformed or just scared of your own shadows.
“But it’s not anywhere near as bad as so many of these comments make it out to be.”
It’s all context. As Uptown is surrounded on all sides by much nicer neighborhoods it just feels worse. It’s a comparative paradise to 90%+ of the south side.
” But it’s not anywhere near as bad as so many of these comments make it out to be.”
Are you saying that Wicker Park in 1992 *was* a terrible place, are you just uninformed about WP history or were you scared of your shadow 20 years ago?
anon (tfo), neither. I’m referring to comments about Uptown, not WP.
Owner has a $417,000 mortgage recorded, so maybe this sells short? It’s staged in a NYC vibe, but you aren’t buying the furniture, and the real estate itself is totally vanilla box. Is Ms. Sachs no longer with the Wongster?
PS Wicker Park itself is still infested with homeless bums at the SW corner. It has a nice dog park. I don’t see Pilsen ever getting top-billing in the “hip” standings because it’s on the south side. Ever been in the CPL branch in Pilsen at Loomis and Blue Island? Nauseating display of LaRaza racism/chauvinism on all the walls and display shelves, etc. to brainwash the kiddies. Who’s george washington? Your taxes at work.
Wickerpark is turning into a Lincoln park annex. Any character it had as a hood has gone lame. As a first time buyer currently looking… You couldn’t pay me to live in this pocket of the WP. Totally lame sauce.