We Love Rooftop Decks: Get Your City Views at 1309 N. Greenview in West Town
This 2-bedroom condo at 1309 N. Greenview in West Town just came on the market.
Located just 3 blocks from the Division Street blue line stop, and a short stroll to the shops and restaurants there, this building was constructed in 2003.
This top floor unit has a private 40×20 rooftop deck with views of the city skyline which is accessible from an interior private staircase in the unit.
The kitchen has granite counter tops and stainless steel appliances.
There are also 12 foot ceilings which are unusual in a unit of this size.
With one heated garage parking space included, is this a deal at under $400,000?
Eric Rojas at Prudential Rubloff has the listing. See more pictures here.
Unit #3: 2 bedrooms, 2 baths, 1400 square feet
- Sold in April 2003 for $342,000
- Currently listed for $374,900 (parking included)
- Assessments of $148 a month
- Taxes of $4668
- Central Air
- Washer/Dryer in the unit
- Bedroom #1: 15×12
- Bedroom #2: 12×10
- Deck: 40×20
Not to start everyone’s least favorite topic, but this is squarely in Wicker Park, no?
Anyway I lived on this block for a year (2006-2007). All in all I liked the location. My apartment was broken into once and my car was broken into once. Not a lot that you can walk to as far as bars or restaurants.. But overall the location is convenient due to proximity to the blue line and expressway. But you would need a car to take advantage of the neighborhood.
Nice place Eric, if I were still looking I would definentally check this place out as it is nicely finished, has everything on my checklist and is priced well per square foot, and I love that area of town
From the pictures and the floorplan it looks like the roofdeck is not code, which isn’t uncommon because they rarely are. Two avenues of egress is hard to design in and consumes space. It is the reason a lot of builders don’t deck it until the occ cert is done, then credit the buyer some money to finish it off.
Regardless of the way it was put in place, it is a contingent liability to consider that a buyer might have to deal with if the city gets involved for some reason. Plus, it only takes one pissed off neighbor to call an inspector. Inspectors will flag on resale of course. Caveat emptor.
Under contract on redfin.
I’ve been on numerous rooftop decks throughout Chicago and rarely seen any with 2+ exits. Though it is correct as JMM points out that they are required and are a pain.
The surprising thing is that the condo association allowed it. I’m assuming that they didn’t know/care enough. the association should have required any work like this to have been permitted and inspected (which it would have failed).
The whole building can now be liable since the roof still is a limiteed-common element and they basically de-facto approved it by neglegance and by not doing anything since it was built.
The other issue would be if this did get flagged by an inspector. I beleive that ,again since the roof is limited common, it might hold up any transfers in the whole building.
I’m far from an RE lawyer / building inspector but these would be concerns of mine.
Eric,
(not sure if you will, but hoping that you’ll answer) How are these concerns being addressed in this sale; or have they not been brought up and you’re crossing your fingers that they aren’t…..
This is under contract already? This will be walked away from within a year of the date the moving trucks show up.
This is already worth 50k less (or what ever it will take to get it to code) due to the non-code roof deck.
Not only that, but someone bit 10% higher than the 2003 price. Ouch.
This place might not be worth 400k again in our lifetimes.
“This place might not be worth 400k again in our lifetimes.”
Hasn’t been worth $400k yet in our lifetimes.
“you would need a car to take advantage of the neighborhood”
Seriously? You couldn’t walk a few blocks to Division or Milwaukee for any of the new bars and restros that have opened up in the last few years. In nice weather Damien/Milwaukee/North ave isn’t that far of a hike.
“In nice weather Damien/Milwaukee/North ave isn’t that far of a hike.”
So, what?, 40, 50 days a year?
“This place might not be worth 400k again in our lifetimes.”
you are correct —– if you are 90 years old!!!
Of course it will be worth 400k (and more) in our lifetimes. ALL real estate has gone up over a 20 year period. Don’t take my word for it – take a look at home prices in the 70s and 80s ANYWHERE in the US and compare to prices/sales now. Sure, the days of double digit yearly gains are over – but if you are in it for the long haul, there are great opportunities out there!!!
Given the high ceilings, w/d, central ac, heated parking space and (to the extent it remains accessible and not a code problem) private deck, seems like $325k would get the job done.
anon (tfo): that is a tired old meme about Chicago. Seriously, 40-50 days a year with weather were you would mind walking 8 blocks? I walk almost that far EVERY DAY to the el…no complaints here unless it is seriously freezing, snowing or raining (combined, a vast minority of days in Chicago).
Apologies if you were being sarcastic or sly, but I’m really sick of that one…
This may go for $350k based on it’s location in Nobel Square. If it was really in Wicker Park it would go for $400k in heart beat because its a penthouse unit.
Nice place and good location for the $$$$. Seems to be well maintained and clean. Three blocks from the Blue line is far enough away to hear it and close enough to walk to it.
Speculation about the rooftop is just that…speculation. Floorplans or anything other than a tour might not show what would make it up to code or not.
Given the current state of Chicago city government, I am more than sure no one from the inspector’s office would take the time to come out and inspect the deck. And I could say the same thing about any of the cities I do business in. If it is not of urgent/emergency concern with eminent danger to the public (a huge hole causing danger for the occupants or a portion falling off onto the street below), heads will usually turn the opposite direction. No one really gives a damn anymore!
As far as the new buyer walking away a year from now….again, jealously in the form of unwarranted speculation, nothing new on CC.
As was said yesterday, and many times in the past, the true value of a home or any property is only what someone is willing to pay for it and not a dime less. If the new buyers qualified for a mortgage, put an adequate downpayment on it, then it is theirs to enjoy for years to come. Or perhaps it was a financially responsible person who paid for it in cash….who knows and who cares?
The only ‘real value’ of concern to others is this sale probably raised RE comps for the area.
Haters give it a rest!!
“Three blocks from the Blue line is far enough away to hear it and close enough to walk to it”
i dont think you will be able to hear it
My full quote:
“But overall the location is convenient due to proximity to the blue line and expressway. But you would need a car to take advantage of the neighborhood.”
I agree it is a good location so I guess you wouldn’t NEED a car. But I would want one if I lived here. Who wants to wait for a the blue line to go to a bar? I should just stop at, “there is not a lot in walking distance except a Sushi place, a Polish restaurant, and the Jewels.”
blue line here is underground so I highly doubt you can hear it 3 blocks away on the 3rd floor unless you have some sort of super hearing or wear two of these around 24/7
http://www.asseenontvguys.com/loud-n-clear.aspx
“Sure, the days of double digit yearly gains are over – but if you are in it for the long haul, there are great opportunities out there!!!”
Look at Japanese real estate prices. Mature market, no inflation, no appreciation. For 20 years. And will likely stay there for the next 20 years.
What do we have in Chicago? Mature market, no inflation, no appreciation. We’re in year what, 3?
On the roofdeck, lots of these were built this way and I am certainly not suggesting the city is coming out to wreak havoc UNLESS someone specifically calls wanting to ruin your day.
It does happen, especially when someone makes a lot of noise on said roofdeck late at night all summer long. Don’t know from personal experience of course…
B: This is nitpicking but, “Who wants to wait for a the blue line to go to a bar?”
Response: who DRIVES to the bar in Chicago? One of the reasons I live in Chicago is that I don’t have to drive to the bar. Cabs, my own two feet and, yes, even the el/busses are my designated drivers in this town.
Regarding more…essential…errands, I largely agree that a car would be necessary in this location. Though the Jewel/KMart isn’t far away…
“I agree it is a good location so I guess you wouldn’t NEED a car. But I would want one if I lived here. Who wants to wait for a the blue line to go to a bar? I should just stop at, “there is not a lot in walking distance except a Sushi place, a Polish restaurant, and the Jewels.””
This is just crazy. It’s definitely a big difference across Ashland, but there’s plenty within walking distance, even if you don’t consider the higher stretch of Milwaukee – the Chopin, Oberweiss Ice Cream (great stuff assuming you can stomach the politics), Alliance, Salud, the Beachwood (for those who are into such things), that Moroccan place, the 3 La Pasaditas, etc.
Eh…personal experience tells me differently. While I agree that no one in the Inspector’s Office gives a damn about safety, dinging residential buildings for code violations can be quite profitable.
“I am more than sure no one from the inspector’s office would take the time to come out and inspect the deck. And I could say the same thing about any of the cities I do business in. If it is not of urgent/emergency concern with eminent danger to the public (a huge hole causing danger for the occupants or a portion falling off onto the street below), heads will usually turn the opposite direction. No one really gives a damn anymore!”
B, I just realized you lived there in 2006-07, when there might not have been as much as close to you.
West Town is the Chicago designated Community Area for this location. Noble Square (hyper-hyper local/ Wicker Park (hyper local) are the sub-neighborhods as I understand them.
If you can’t stomach the walk to GOOD bars and restaurants, Blue Line, Division Street, North Ave etc… from this location, it’s time to move to the burbs.
I have now sold two (2/2 w/garage) properties in a combined 7 days market time in Wicker Park. So, depending on what you got and the price, there is market demand. The key is figuring that out and advising clients accordingly. Sometimes we are wrong, but not due to carelessness and sometimes cients just do their thing and that’s that. In this case, it was a total partnership from the beginning.
The problem with making pricing predictions with only photos and location is it doesn’t take in to accounnt the condition of the building and association just to name a couple factors. We also have showing data from our past and current buyers and sellers… we rely heavily on this and come up with a plan.
I know that porches and decks are not grandfathered exempt in terms of code, but what about rooftop decks? Does anyone know if the “two avenues of egress” is relatively new?
Eric Rojas is a saavy realtor. I find it hard to believe Eric Rojas would get involved with a place that could potentially deadend if a buyer’s inspector pointed out this potential problem. I mean do people buy places without getting an inspection?
“walking 8 blocks? I walk almost that far EVERY DAY to the el”
That’s almost a mile! How can you stand to have 1.5 hours (total) of walking as part of your commute, every day?
Yes, I was being sarcastic.
You are HUGE anon… you can’t fit inside a 5′ wide closet, nor can you walk a mile in less than 45 minutes 8)
“I have now sold two (2/2 w/garage) properties in a combined 7 days market time in Wicker Park.”
Sold = closing (typically). Unless there are another two we’re talking.
“I find it hard to believe Eric Rojas would get involved with a place that could potentially deadend if a buyer’s inspector pointed out this potential problem.”
I would guess only a small percentage of realtors actually know the codes and it usually doesn’t come up (and there is no “realtor” school so they only know what they have encountered). Again, it is a potential contingent liability given a city that is looking for more revenues or neighbors who might possibly be looking to screw you. You aren’t bullet proof, in other words.
This location is east of Ashland, wedged between the Kennedy and Ashland. This pocket is not so great, it also has gang activity. Pulaski Park’s pool is inhospitable to yuppies and hipsters, it’s no Hamlin pool. There are projects just south of Division St. The six-way corner of Division/Milwaukee/Ashland has to be one of the least attractive intersections in the Green Zone, with bums of all-ages hanging out or sleeping amidst the pigeon dung.
Regarding the political commentary, give me Oberweis politics over sanctuary-city scum any day of the week. The scum surrounding this submarket hurts the purchase price this seller will get.
“Oberweiss Ice Cream (great stuff assuming you can stomach the politics)”
PS Walking to the ghetto Kmart, Ark resale shop, or Occult Book shop across busy Ashland is not sophisticated living (actually the Occult Book shop has some good religious material in there, it’s not really “occult” in the scary sense, it’s basically a religious book shop not focusing on Abrahamic religions, check it out sometime).
For this address: There’s a cab stand right there at the Polish triangle, plus the aforementioned underground el stop, in addition to the heated garage that’s included so transportation is pretty much as ideal as you can get for anyone’s argument.
The ghetto Jewel has cleaned up enough to be gentrifying Jewel; fresh food selection has improved (I still go to Dominicks, Strack & Van Til, or Stanley’s though).
Entertainment options have massively improved. Unfortunately the VFW hall closed as that was great for hipster watching, but right at Division either north on Milwaukee or west on Division are a good chunk of places people from outside the area come to visit. The Exchange is a great spot if you haven’t tried it yet.
A buyer’s inspector is going to look at the condo. The inspector doesn’t look at the condo stuff. And a deck is technically limited common element.
just saying…
Bah, I am not communicating properly.
I have a much better write up of the specific neighborhood from a August ’09 thread (at the very bottom of the thread).
http://cribchatter.com/?p=7354
“Unfortunately the VFW hall closed as that was great for hipster watching”
That sucks.
Also August is closed. And before August was HUE (Hilary’s Urban Eatery) which was great food and BYOB. So I imagine a restaurant will open on the corner of Division and Greenview eventually since they have the ovens to support a place.
“nor can you walk a mile in less than 45 minutes”
That’s Groove and his hobbit legs I was referring to. Recall all the “six blocks is too far to walk” comments we’ve gotten in other hoods.
“you can’t fit inside a 5? wide closet”
You must have alligator arms. 5′ is too narrow for a “dressing room” usable as such once you have clothing hanging on one wall.
“I have a much better write up of the specific neighborhood from a August ‘09 thread (at the very bottom of the thread).”
The following post was the 2.25mm condo with the sheet taped to teh wall. It (surprise!) still for sale:
http://www.redfin.com/IL/Chicago/1713-N-Sheffield-Ave-60614/unit-1N/home/18954017
Now only $1.699. And with itty-bitty floorplans available to look at, too. Appears to be the entire 4th floor combined with one of the 3d floor units.
“That’s Groove and his hobbit legs I was referring to”
screw you guys i am taking my ball and going home, Plus my hobbit legs can still get me to touch rim even with the extra 12 lbs i put on.
hey thats right 12 pounds of wonderful goo in the summer!!!
hey thats right 12 pounds of wonderful goo in the summer!
I want to go to the Groove summer picnic. If you can add 12lbs of fat in two months you must be a great chef. Either that or a kegerator was recently added to the garage. Now we know the real reason that you and the wife park in the driveway!
“I want to go to the Groove summer picnic. If you can add 12lbs of fat in two months you must be a great chef. Either that or a kegerator was recently added to the garage. Now we know the real reason that you and the wife park in the driveway!”
nope 12lbs in little over 3 months, its because we eat out almost every day now. and i thought all the walking i was doing would counter act it. i am wrong as usual
Time to hit the gym, Fatty McFatsalot
“A buyer’s inspector is going to look at the condo. The inspector doesn’t look at the condo stuff. And a deck is technically limited common element.”
Of course inspectors look at both common elements and limited common elements. What is the point of a 22.1 disclosure? If no one cared about association stuff, selling a condo would be A LOT easier.
Yeah I had an inspector recently that spent a lot of time looking at common elements (he even crawled around on the roof for 15 minutes). We looked at all the common plumbing and electrical in the basement, hallways, exteriors, etc. If you’re not getting that all done, you’re getting a crappy inspection.
Agreed JMM…if your inspector isn’t looking at the exterior elements, then you’d better hire another one. They should be checking out as much as they can of these areas (back porches, roofs, tuckpointing) as these are the areas where owners typically start forking over cash for special assessments.
Right — it is nonsensical for an inspector to look at the roof of a house for one buyer but not the other simply because the cost is shared across multiple parties. I think the vast majority of inspectors do a good job checking common elements. When I babysat an association in the 1990s I would ALWAYS get a letter when someone was selling because an inspector found this or that. In fact, it was valuable for capital budgeting because the inspectors on various condo sales would identify things our handyman would miss. The process itself was actually helpful and the board could then use above average inspection reports as a justification to the owners for assessment increases lol.
Invariably, the aspects no inspector can predict are what are going to cost you, but that is called home ownership and is the price to play. That is why reserves are important.
Speaking of this thread, I would be SHOCKED to see more than 3k per unit in reserves for this building. Three flats are notorious for carrying paltry reserves.
The Division/Ashland/Milwaukee intersection always reminded me a little of Harold Square in NYC:
The bums, the pigeons, the subway, the fountain, the hot young girls, the taxicabs, the angled buildings, etc.
I had to bitch like a teenage girl to get a lazy inspector to do his job on a condo I purchased circa 2001. He charged $360 and wanted to do a 30 minute inspection on the interior of my 2 year old 2/2 in buck town.
I asked him how he slept at night and then guilted him into checking the rest of the building for the same fee. What a lazy guy. I thought about at all the idiots that let him just inspect the unit and run.
JP3: Yeah mine was like that as well for the 2/2 I’m in walked around, flipped a few switches, checked to see if the appliances worked, faucets ran etc. I bought by owner w/ no agents on either side, so owner is walking around trying to explain why certain things happened (like a loud noise from a light being on full bore: bad ballast but his explanation was that was just how it was).
Then inspector was done. Didn’t want to get on roof stating that he’s not insured, and that he was only contracted to investigate inside the building membrane. I had no contract with him, and his receipt said no such thing, so in the end in order to get paid he came back with a ladder, and I also made him check ground loops and circuit loads. That extra little step got me new GFI outlets in the kitchen as it had none, and the roof visit got the seller to put cash into escrow which I did get to tap.
Lots of lazy inspectors got washed out after the bubble popped. These were guys who otherwise sucked at their trade (carpentry, electrician, plumber) and saw an easy buck. Put out the shingle and buy a few realtors dinner. That is all it took back then. Most out there nowadays that have survived are halfway decent. Some are a bit sanctimonius for an experienced buyer (realtors here know who I mean), but still they are effective and good advocates for their clients.
I bought a 3/3 plus office in 2008 with full roof top deck. i had tomacor, supposedly a “good” inspector and they didn’t say a thing about the fact there was only one exit off the roofdeck. i assume the city would have needed to approve the plans beforehand, or maybe not. anyway, when i was looking i remember seeing these 2/2 units with rooftop listed at $450k in east village, which is essentially the same neighborhood. this particular area, although closer to L is a slight step down due to its concrete feel and gang activity but under $300k still seems like a deal to me.
uhh, did any one else look at the roof plan? It clearly shows two exits….
^^^oops, wrong house…. :-S
This is east of wicker park. Definilty a little sketchy, but still close to a lot. You should be able to get more for your money (and expect to) on Bosworth and Greenview streets then you could west of Ashland and East of Western.
Why would anyone use the “g” word to describe – of all places – JEWEL, which (along with Dominick’s) is the most “family-friendly” grocery store chain in Chicagoland?
Just because a lot of ethnic groups (who happen to live in the multi-ethnic WP/BKTWN nabes) shop there? Welcome to the 21st Century!
The hirise and townhouses at Division/Milwaukee are not “projects.” They are owner-occupied co-op and condo properties.
As for the “Polish Triangle Park” – yes it has its share of “characters” (including, I believe, “buskers” and street musicians). But that’s the way the person to whom the fountain is dedicated would want it. Sometime while you’re waiting for the bus or subway, check out the ground-level plaque dedicating the fountain and triangle to Nelson Algren, whose quote “Those who do the city’s labor also hold the city’s heart,” surrounds its base.
And if you don’t know who Nelson Algren is/was…www.nelsonalgren.org is a good starting point.
“Why would anyone use the “g” word to describe – of all places – JEWEL, which (along with Dominick’s) is the most “family-friendly” grocery store chain in Chicagoland?”
So you don’t remember when the Clark/Division Jewel was regularly referred to as either the Jungle or Get-toe Jewel?
Comparable units with roof decks hugging Division (north and south) west of North Ashland and east of North Western Ave. are cosing at about 10% more than comparale units east of Ashland (between Ashland and the highway). So, if you’d like to save $40K or so, buy east of Ashland and walk/ride/drive a little bit further to the bar. A few very similar newer construction homes in the 1100 block of North Hermitage, North Winchester, North Paulina etc.. close in the $430s-$460s. This area gets a premium in general.
East of Ashland on Bosworth and Greenview can get you a little closer to the Blue Line for less too.
A big issue east of Ashland (and the biggest objection in my opinion) is the highway noise. However, one reason we received an acceptable contract on this unit quickly is you don’t hear the highway in the unit and you are not really affected by noise or the sight of it while on the roof.
Other units backing up to the highway a little east of Greenview or further north of this loaction will be affected more by the noise.
Actually I shop at the “Clark/Division Jewel” quite a bit.
Actually it makes more sense to call it the “Gold Coast Jewel.”
Then again, I suppose the “real” Gold Coasters go to Treasure Island instead, hm?
“Actually I shop at the “Clark/Division Jewel” quite a bit.
Actually it makes more sense to call it the “Gold Coast Jewel.””
So, that’s “no, I don’t remember that/wasn’t living here then”. Gotcha.
FYI, mid-90s.