What’s Selling in Roscoe Village: A 3-Bedroom Duplex Up at 1955 W. Barry
We’ve chattered about duplex up condo units before such as this one at 1955 W. Barry in Roscoe Village.
The duplex up is the preferred style as there are no basement issues and the unit feels more like a townhouse or single family home.
This unit in Roscoe Village has nearly as much square footage as many starter homes in the area at 1900 square feet.
Built in 2004, there are Brazilian cherry floors and the kitchen has upgraded stainless steel appliances including a Viking range and refrigerator.
There is also the all-important private roof-top deck.
This 3-bedroom also has something else somewhat unique- in that it has 3 bathrooms instead of the more common 2 baths.
It also just went under contract.
While it’s less than a half a block to Hamlin Park, it’s not located close to any El stops.
If you feel like you missed out, its sister unit, Unit #2W, also with a private rooftop terrace, is available to rent for $2950 a month starting July 1.
You can see pictures of the rental unit here.
Mark Paul at @Properties has the listing. See more pictures here.
Unit #2E: 3 bedrooms, 3 baths, 1 car parking, 1900 square feet
- Sold in April 2004 for $515,000
- Originally listed in April 2010 for $545,000
- Currently still listed for $545,000
- Under contract
- Assessments of $186 a month
- Taxes of $8100
- Bedroom #1: 18×12 (second level)
- Bedroom #2: 12×10 (second level)
- Bedroom #3: 11×10 (main level)
Huge and beautiful. The asking price is about right.
It’s a bit of a stretch to call this Roscoe Village and the fact that it is located right on Damen isn’t great either. I can see this list price being more realistic if it were located right on Roscoe rather than Damen, but oh well. It looks like the $450K plus condo market in Roscoe Village is still alive and kicking…
That’s the corner of Damen and Barry. I walk by there all the time and I swear one unit or another has been for sale in the building for the last year. I think the noise or traffic or something puts potential customers off.
i’ll take the rental…
Would have been cheaper to rent… no?
I’d take the rental only because I’m not a buyer in this market. In terms of renting vs. buying, it seems to be pretty even though – no?
Very nice looking unit. Low assesments. Why are the taxes so high?
“Why are the taxes so high?”
Actually “only” $7900 and change.
Built by Mangan.
“I walk by there all the time and I swear one unit or another has been for sale in the building for the last year.”
Seems like longer than that to me. 1W was just delisted last week, so three out of four were for sale sometime in the last few months.
“it’s less than a half a block to Hamlin Park”
Yeah, across the street is quite a bit closer than half a block.
3 baths a plus: huge and beautiful is questionable. They all start to look alike. The price looks more like 475,000 for the location and market
“3 baths a plus: huge and beautiful is questionable. They all start to look alike. The price looks more like 475,000 for the location and market”
There’s a good comparison available in Gary’s 1830 Oakdale listing that just sold for $550k. Taxes are close to the same, they’re about 4 blocks apart, they’re about the same size. One is a late-model 3/3 condo, the other is a reno’d frame 4/2.5 house.
Is this really worth more than 90% of the nearby house? I think clearly no, but it appears someone disagrees.
“Is this really worth more than 90% of the nearby house? I think clearly no, but it appears someone disagrees.”
People will pay more for nice finishes.
@DVD,
seems the Roscoe Village Chamber of Commerse disagrees with you. From their website:
“Today, Roscoe Village is defined by the boundaries of Addison, Diversey, Western and Ravenswood.”
—-
This unit looks like it gets great sunlight with the 3 open exposures: corner building with a park across the street, short house to the south, and nice wide street and a short building to the north.
OK, since this one’s now off the market, if you had $500k – $600k to spend on a condo in Roscoe Village, what listing would you go after?
(yes, I had my eyes on this one.. so sad!)
thanks all – love this blog!
This gets good light at night too…
From the huge floodlights at Hamlin park.
A good unit for those with seasonal affective disorder!
“Today, Roscoe Village is defined by the boundaries of Addison, Diversey, Western and Ravenswood.”
I don’t think anyone considers the corner of Diversey and Western to be RV.
Does this location fall within the boundaries of North CostCo? Or its hybrid cousin, CostCo Village?
“Does this location fall within the boundaries of North CostCo? Or its hybrid cousin, CostCo Village?”
Isn’t CostCo Village technically just the area b/t Clybourn and the river? Or has it creeped NE of Clybourn? In any event, being east of Damen, I’d say this is safely in North CostCo.
It’s too bad they didn’t put a GatorDeck on the garage for the duplex down units to use.
Ed – I see what you did there. Nice work.
Speaking of higher-end duplexes and Roscoe Village there is also a huge duplex-down under contract pending at 2323 W Roscoe #1N at $599K that closed for $602K in early 2008. Roscoe duplexes in play!
Eric:
In addition to the unit you mention above at 2323 Roscoe, what is going on with condos in general along the main drag of Roscoe? It doesn’t seem like there is a lot of inventory on the market right now. The wife and I would love to live on Roscoe, but it still seems pricey….
DVD,
Question what draws you to Roscoe village? wife and i like to visit but when looking at prices it seems just insane to pay that to live.
We really like the fact that it’s a pretty lively commercial strip that isn’t a bus route or dominated by heavy traffic. Plus, good restaurants, shopping, schools etc…
Another beautiful Chicago living room ruined by mounting the t.v. above the fireplace. (I know, I know, (i) it’s not exactly “ruined,” and (ii) commenting on the furnishings is off-limits…but given the impact it has on the wall, I’d argue that (i) it’s at least temporarily ruined and (ii) structural, not merely decorative.)
“We really like the fact that it’s a pretty lively commercial strip that isn’t a bus route or dominated by heavy traffic. Plus, good restaurants, shopping, schools etc”
thats why we like it too, and shop/eat/stroll around there often. its i just cant understand the prices to live there in my mind dont support the amenities and average schools. and also i found in the past 7 years some good houses with soul have been torn down to build 1mil+ monsters with no back yard and gator decks.
why have a fireplace in the first place if you’re just going to put your plastic electronics above it so you can never use said fireplace?
Besides this area, what’s the best neighborhood north of downtown for this combo of factors (any help appreciated – relocating in July)
1) tree lined streets
2) safe
3) walkability
4) character
5) restaurants/shops
6) quiet (i.e. not bar/frat central)
7) good for 30’s/40’s
8) easy access to kennedy (communting past o’hare – ugh!)
9) close enough to downtown to feel like going now and then
thanks!
(btw, I agree, flat panels above fireplaces should be banned by law)
“why have a fireplace in the first place if you’re just going to put your plastic electronics above it so you can never use said fireplace?”
Looks to be back from the lip of the mantel a bit, so it’s almost certainly okay if it’s plasma and *might* be okay as an LCD. The heat won’t melt the housing of the TV in any case, but it can and will do major damage to a liquid crystal display.
I love the google prowess of some of the regulars on here. It starts with Chicago MWRD sluice release statistics and graduates to Best Buy TV mounting tips.
I get it — you can search google for just about any useless fact. Lol.
very suprised this fetched 545, would have tagged it just under 500. You’ll get some nice brake screeches at that corner at all hours of the day as people stop just in time to catch the stop sign.
“I love the google prowess of some of the regulars on here. It starts with Chicago MWRD sluice release statistics and graduates to Best Buy TV mounting tips. ”
?? nope, no google (or other use of the intertubez) involved.
“very suprised this fetched 545”
That’s the last ask, not the closing price.
@Trudi
I’d be amazed if it fetched 545, we’ll see when it completes but my guess is they hit a 520 or slightly lower bid for an 80/20 FHA
ahh, sorry misread and thought that was closing price.
Ever watch a movie on an above-fireplace TV? Major neckache guaranteed. Who wants to look up for two hours straight?
“Besides this area, what’s the best neighborhood north of downtown for this combo of factors (any help appreciated – relocating in July)
1) tree lined streets
2) safe
3) walkability
4) character
5) restaurants/shops
6) quiet (i.e. not bar/frat central)
7) good for 30’s/40’s
easy access to kennedy (communting past o’hare – ugh!)
9) close enough to downtown to feel like going now and then
thanks!”
Can anyone help out Keith who is new to our fair city?
Keith,
I’ll go ahead and say my own neighborhood, East Village. We live just south of Division (so technically not Wicker Park), which gives us:
* close access to a bunch of restaurants/bars (including Smoke Daddy, which is critical)
* close access to the Kennedy (right down division)
* walking distance to Milwaukee, Damen, and North Avenue, which all have some good restaurants. Even Chicago Avenue has picked up recently (Branch 27, Old Oak Tap, West Town Tavern, etc.).
* Pretty good character–a decent mix of new and older buildings.
* Not nearly as young as Lincoln Park or Lakeview
* Good access to downtown, driving or taking the blue line.
I really, really like where we live, and if I were going to buy a new place, I would be looking in the same area,
I didn’t want to be the one to tell him- but yes- East Village! Ideal location for doing the commute and nice tree lined streets.
DVD,
You may contact me with specific questions anytime by email/phone. Depends on what pricey is to you. There has actually been some new contemporary construction completed and sold this year as well on Roscoe Street for pretty big numbers. The “deals” are on Damen between Belmont and Diversey. Get the same benefits of Roscoe Street with I’d estimate 20% savings from the Roscoe Street strip between Lincon and Western. Not sure what your commuting needs are, but this get further from the Paulina Brown Line (plenty of buses though).
If you are considering duplex downs, an associate had a crazy good short-sale deal for sale at or under $400K but I have not checked if it’s under contract yet.
keith
Irving park A great neighborhood, don’t tell anybody for at least 2-3 years though.
I’ll do River North since I’m bored and can’t sleep
1) tree lined streets – not really
2) safe – yeah I have felt very safe here
3) walkability – probably the top walkability neighborhood
4) character – yeah i guess if you like old factory lofts
5) restaurants/shops – too many to list, insane eatin
6) quiet (i.e. not bar/frat central) – my block not really, but other blocks are really quite quiet for being so city
7) good for 30’s/40’s – sure, lots of lovely ladies around
8 ) easy access to kennedy (communting past o’hare – ugh!) – Where i live is right near the Ontario feeder so very easy access
9) close enough to downtown to feel like going now and then – You basically are downtown already 🙂
For trees and a different character, I’d propose the core parts of Gold Coast — Astor, State (north of Scott), Dearborn (north of Goethe), and the cross streets between Division and North from Dearborn to the lake).
Tree lined, safe, quite walkable with plenty of restaurants (Rush, Wells), downtown is close enough.
So long as you are a block away from Division, the bars are easy to ignore. (If closer, just make sure you have good windows or a bedroom off of the street — with our front bedroom windows open, we can occasionally hear loud drunks walking past after closing time.) Keeping off North and Division will also protect you from the beach traffic (except for airshow weekend).
The Kennedy is fairly accessible — I normally use the Ontario feeder (about a mile away), but the ramps on Division and North are only about 1.5 miles. Parking is another matter — if you need a car. I only spend about a day a week working in the suburbs (with scheduling flexibility), so an easy-to-park motorcycle or rental car works for me.
If Keith works near (or past) O’Hare, however, I would strongly recommend looking for neighborhoods west of the Edens/Kennedy split — traffic between the Loop and the split is horrible, and getting worse with the Eisenhower consruction. I hear that these northwest neighborhoods are nice, with close access to the Blue line or Metra to get downtown. Living near the Loop and working in the suburbs is crazy, unless you like spending hours a day in traffic (or work within walking distance of Metra).
@anon
“I don’t think anyone considers the corner of Diversey and Western to be RV.”
neither would I or the Chamber of Comm. One of the borders that I listed was the river. Western & Diversey is SE of the river and thus would not be in the area I was calling RV.
RV is a great area for lots of reason. But like any area, not 100% of it will be ideal. Parts on Clyborn are nasty and so is being on Western.
SE= meant southwest
Keith,
I have a few for ya;
1. Edison Park
2. Old Irving Park
3. Wicker park/bucktown (i know Jon, i know)
4. Jefferson Park
5. Edgebrook
6. oriole park
7. Logan Square (if you are daring enough)
keith if you want any extra info on these hoods or all of us here are ready to help
“8) easy access to kennedy”
LOFL – um, no…
I lived a few blocks down and that trip was a mess 8 years ago – waiting forever to get across the river (no matter how you try) and/or the Fullerton/Elston/Damen clusterf*** will take years off of your life.
In fact, just “movin’ around” was a primary factor leading us to move west to Avondale. I get on 90/94 in about 3 minutes, and during rush hour traffic is slow enough that I can mosey over to the express lanes to the Loop (getting on at Kimball). 90/94 entrance/exit routes and a subway = happiness.
btw, much of that construction on Damen between Diversey & Belmont was built during the gold rush and is of poor quality (this particular building actually stands out as a better quality one). Not all of it, but most of it.
I know, I was in a couch house in the alley just east of Damen watching them be built. Many of them were built over long time periods, and ended up with water damage issue, according to the neighbors. So be careful…
and btw, there is absolutely nothing to justify calling anything south of Belmont as “Roscoe Village.” No how, no way – that’s borderline fraud.
Dominant cultural landmarks are either Hamlin Park (which has a huge reach due to the ball fields and pool) and obviously Lathrop casts a shadow.
“neither would I or the Chamber of Comm. One of the borders that I listed was the river. ”
Um, sadly, NO. You quoted the following at 12:38:
““Today, Roscoe Village is defined by the boundaries of Addison, Diversey, Western and Ravenswood.””
which includes no reference to the river.
“and btw, there is absolutely nothing to justify calling anything south of Belmont as “Roscoe Village.” No how, no way – that’s borderline fraud.
Dominant cultural landmarks are either Hamlin Park (which has a huge reach due to the ball fields and pool) and obviously Lathrop casts a shadow.”
You forgot one dominant cultural landmark–Costco.
I know you loves the Costco, but nobody is moving into the neighborhood to be *walking* distance from it. : )
Yeah, but previous suggestions of calling the ‘hood “Hamlin Park” were met with derision, not as much as “East Lathrop Homes”, but still a lot.
Thus “North CostCo” was born.
I’m going to the mat for “Industrial Ghetto Park” – what’s not to love, it’s got something for everyone – crack? check! ComEd substation and other weird smaller industry? check! An actual park? check!