04-04-2007, 10:13 PM
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We are trying to decide between two new construction properties... both have big pros and big cons and we are tearing our hair out trying to decide. I'm hoping to get some objective advice or just opinions from people who know about or live in these areas.
Both properties are 2 bed, 2 bath and both have high end finishes (stainless, granite, walk in closets, steam showers, etc.). The Bucktown property is located on Armitage, just west of Damen, so it's within steps from some of the best shops, restaurants and nightlife in the city. However, currently only a shell of the building is up...so unfortunately we have no idea how the property will actually look when it's complete. But we have seen one other building the developer has done, and we love it. And the spec sheet makes it sound like a place we'll love as well.
The East Village property is the hottest property we've ever seen. It's absolutely perfect. The only problem is that it's ON Ashland, right at the intersection of Chicago & Ashland. This intersection is gritty and has absolutely no neighborhood appeal (unlike the Armitage & Damen address) ... but we fell in love with the place the moment we walked in. The neighborhood also feels a little less safe than the Armitage address, and it's a pretty sketchy stroll to anywhere we would want really want to hang out.
Both places are the same distance from the Blue line, which is important to know.
Perhaps most importantly, we're expecting the Armitage property to appreciate more than the Ashland address. Does anyone think otherwise? Does anyone have any opinions or advice regarding either property / neighborhood?
04-05-2007, 12:19 AM
Location: Chicago
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I really am sorry my posts get long-winded at times folks, but here goes...
For starters, it would be dangerous for me to live just west of Armitage and Damen. That would put me right at the door step of The Map Room, one of the city's most renowned craft beer bars. I can drop (and have dropped) $80 in a single night at that place. I'm lucky I don't have as much time to go there as I used to, or I'd be even more broke than I already am.
Don't hold me to my word on this, but I'm not sure if I agree that the Armitage/Damen property is going to appreciate quicker than the Chicago/Ashland property. I would think there would be more room for appreciation in a neighborhood in the process of being gentrified than in one that's almost completely gentfrified. As long as you don't end up moving out again in just a couple years, I don't think appreciation would be a major concern at either location.
Here's how I look at your dilemma: you'll undoubtedly spend more time in your home than you will availing yourself of the amenities around it, no matter which place you decide on. So you should operate from the rebuttable presumption (forgive my lawyerese) that the Ashland and Chicago location is the logical choice.
Can a case be made against the Chicago/Ashland location in favor of the Armitage/Damen location? Perhaps, but the way I see it the case falls short. Here's why: you'll still live just a few blocks from the Blue Line that runs 24/7 that will take you up to Bucktown anytime you like within a matter of minutes -- subject, of course, to the train arriving at its own leisure. So you'll still have the convenience of Bucktown right at your fingertips and be in a pad you already know you'll love.
As for Ashland and Chicago being a bit of a rough patch. . . something worth considering is that the four-lane arteries through the city frequently look a little shabby, even if they're running through nice areas. Take a look at Western Avenue through Bucktown or Lincoln Square, or Irving Park through Lincoln Square, or Ashland Avenue through Andersonville. Not much to see in any of these cases, but just a block or two off the beaten path are true gems of neighborhoods with lively nightlife districts.
I really haven't figured out why this is yet -- maybe it has to do with aiding in a sense of neighborhood intamacy, or maybe it's just zoning -- but you'll find that most of the city's upscale bar/restaurant/nightlife strips are actually on two-lane thoroughfares: Rush Street; Clark Street through Lincoln Park, Wrigleyville and Andersonville; Lincoln Avenue through Lincoln Park, St. Ben's and especially Lincoln Square; Broadway and Halsted Avenues through Boystown; Southport Avenue through West Lakeview; Roscoe Avenue through Roscoe Village; Milwaukee Avenue through Wicker Park and Bucktown, and so on.
So right now you're viewing the neighborhood through the prism of the intersection of two four-lane thoroughfares. That's almost unfair; it's almost like looking at dust through a magnifying lens and deciding the whole house is filthy. Take a drive down some of the side streets to get a better feel for the character of the neighborhood. It's certainly true that you're not going to find a polished, gentrified gem of a nightlife area right off the main artery like you do in Andersonville, Lincoln Square, and so on. But I guess what I'm trying to get at is that the Chicago/Ashland corner probably looks a bit rougher than the rest of the neighborhood actually is. I can't quite visualize exactly what that corner looks like right now, but I know I've spent time even further west along Chicago Avenue -- between Damen and Western -- and felt little sense of anxiety at all. It probably helps that I'm a large male and not someone who looks like he's going to be easily intimidated by wannabe's. A regular poster here named j33 lives quite close to that area; she's probably in the best position to give you a more thorough analysis of it. I'm sure she'll chime in within the next day or two.
So yes, that area isn't a spit-polished gentrified neighborhood yet. But take a drive up and down some of the side streets, especially on a warm day when people are milling about, before making a judgment on the character of the neighborhood. I think it will give you a more complete picture. And if you decide it's not so bad after all, you'll still only be minutes from Bucktown.
Last edited by Drover; 04-05-2007 at 01:22 AM ..
04-05-2007, 06:28 PM
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While those two areas are somewhat close to each other, they have a very different feel about them. I wouldn't necessarily consider the area around Ashland and Chicago dangerous and that area is in serious transition in my opinion. However, if you are the sort of person that wants to live with boutiques and high end restaurants right outside your door, bucktown is your place (and of course there is the much lauded Map Room). That being said, I would rather live in a house I love a $7 taxi ride away from Bucktown in an area that is interesting in its own right than a house I just hope that I'll love.
However, Ashland is a very busy street, you have to think about how you'll feel about that as traffic can be loud, and I remember my own experiences living on busy streets getting frustrated because the traffic was so loud I couldn't hear my television. Not to mention, in the summertime when you open your windows, the dust and dirt from the street will relocate to your apartment. For that reason alone I would think long and hard about buying a place on the corner of such a busy intersection, least two years from now when you lay in bed listening to the #66 bus announce stops at 3am (it runs 24 hours) you really begin to wonder what you were thinking (and yes, you can hear the bus stop announcements from your apartment).
In my opinion, the jury is out on this one, even though I live in the area and prefer it to Bucktown (I have a hard time living in a neighborhood where I can't afford any of the stores, no this isn't a 'pity me' post, it is just that almost all those stores are designer boutiques and I live on an academic salary, and that is just simply how it is).
I am with Drover, if I lived too near Map Room, I would be in dire straits indeed, I LOVE that place, and living around the corner would be a very tempting proposition.
04-12-2008, 03:11 PM
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Be careful about buying in a "yet-to-be-built" condo development. Many lenders are wary of lending on condos right now, and if you are the first one in, you may not be able to get your financing without a big downpayment.
04-12-2008, 04:37 PM
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I'll be blunt -- you'd have to be insane...
Quote:
Originally Posted by
BucktownDale
Be careful about buying in a "yet-to-be-built" condo development. Many lenders are wary of lending on condos right now, and if you are the first one in, you may not be able to get your financing without a big downpayment.
Bucktown Dale is too polite. In this economic climate, where Washington Mutual has just sucked down a cool $8BILLION to try and stay afloat and they've shut their stand alone mortgage offices it is crazy to talk about buying an unfinished place. You could lose you shirt BIG TIME and then be stuck with a place that NEVER really gets finished and turns into a albatross. If the "construction loan" is tapped out the developer is going down the tubes...
Don't do it!
Even the other place is a HUGE FRIGGIN' RISK -- not just that you are going to have "slower appreciation" but that it'll be YEARS before somebody is willing to take it off your hands for ANYTHING!
Don't laugh, I'm old enough to remember folks who bought places in the first big condo explosion in the late 70's in decent enough areas of Chicago (and the burbs) and they had 20 years of prices that rippled along the bottom. Toss in assessments and taxes and nasty mortgage and this is a tale of financial woe...
Even now I have friends that have bought townhouses/condos in places as diverse Roscoe Village or Downers Grove near top of market in the past 3-4 years. Places that have been on the market all winter in the same complexes are getting ZERO offers, not even "will you sell under what you have in" BUT LITERALLY NO OFFERS of any kind. These are NICE PLACES with all the granite, SS and hardwood that anyone who is in a HGTV daze could want and NO ONE IS BUYING...
Think long and hard about how long you are willing to sit tight in place that you are shopping for right now, you could be worse than married to it for QUITE SOME TIME...
04-12-2008, 04:46 PM
Location: Chicago
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Holy crap! I did not notice how old this thread is! Shame on me!
Last edited by Avengerfire; 04-12-2008 at 05:13 PM ..
04-12-2008, 05:11 PM
Location: Chicago
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Yet another year-old thread revived out of nowhere; originally posted by a hit-and-run poster no less, who apparently is not interested in what we have to say anyway.
04-12-2008, 09:22 PM
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Maybe the sticky at the top of the board should say "Please look at the dates on threads before responding!". I like Drover's post, however. Though I would NEVER buy a place directly on Ashland in a million years.
04-12-2008, 09:25 PM
Location: Chicago
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Quote:
Originally Posted by
Lookout Kid
Maybe the sticky at the top of the board should say "Please look at the dates on threads before responding!". I like Drover's post, however. Though I would NEVER buy a place directly on Ashland in a million years.
I would as long as it is north of Madison.
04-12-2008, 09:51 PM
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Quote:
Originally Posted by
Avengerfire
I would as long as it is north of Madison.
Not me. It's a super-highway. But I agree with Drover that the particular stretch of Chicago Avenue is strangely intimate.
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Most Common Occupations - Protective service occupations (%)
Most Common Occupations - Fire fighting and prevention, and other protective service workers including supervisors (%)
Most Common Occupations - Law enforcement workers including supervisors (%)
Most Common Occupations - Food preparation and serving related occupations (%)
Most Common Occupations - Building and grounds cleaning and maintenance occupations (%)
Most Common Occupations - Personal care and service occupations (%)
Most Common Occupations - Sales and office occupations (%)
Most Common Occupations - Sales and related occupations (%)
Most Common Occupations - Office and administrative support occupations (%)
Most Common Occupations - Natural resources, construction, and maintenance occupations (%)
Most Common Occupations - Farming, fishing, and forestry occupations (%)
Most Common Occupations - Construction and extraction occupations (%)
Most Common Occupations - Installation, maintenance, and repair occupations (%)
Most Common Occupations - Production, transportation, and material moving occupations (%)
Most Common Occupations - Production occupations (%)
Most Common Occupations - Transportation occupations (%)
Most Common Occupations - Material moving occupations (%)
People in Group quarters - Institutionalized population (%)
People in Group quarters - Correctional institutions (%)
People in Group quarters - Federal prisons and detention centers (%)
People in Group quarters - Halfway houses (%)
People in Group quarters - Local jails and other confinement facilities (including police lockups) (%)
People in Group quarters - Military disciplinary barracks (%)
People in Group quarters - State prisons (%)
People in Group quarters - Other types of correctional institutions (%)
People in Group quarters - Nursing homes (%)
People in Group quarters - Hospitals/wards, hospices, and schools for the handicapped (%)
People in Group quarters - Hospitals/wards and hospices for chronically ill (%)
People in Group quarters - Hospices or homes for chronically ill (%)
People in Group quarters - Military hospitals or wards for chronically ill (%)
People in Group quarters - Other hospitals or wards for chronically ill (%)
People in Group quarters - Hospitals or wards for drug/alcohol abuse (%)
People in Group quarters - Mental (Psychiatric) hospitals or wards (%)
People in Group quarters - Schools, hospitals, or wards for the mentally retarded (%)
People in Group quarters - Schools, hospitals, or wards for the physically handicapped (%)
People in Group quarters - Institutions for the deaf (%)
People in Group quarters - Institutions for the blind (%)
People in Group quarters - Orthopedic wards and institutions for the physically handicapped (%)
People in Group quarters - Wards in general hospitals for patients who have no usual home elsewhere (%)
People in Group quarters - Wards in military hospitals for patients who have no usual home elsewhere (%)
People in Group quarters - Juvenile institutions (%)
People in Group quarters - Long-term care (%)
People in Group quarters - Homes for abused, dependent, and neglected children (%)
People in Group quarters - Residential treatment centers for emotionally disturbed children (%)
People in Group quarters - Training schools for juvenile delinquents (%)
People in Group quarters - Short-term care, detention or diagnostic centers for delinquent children (%)
People in Group quarters - Type of juvenile institution unknown (%)
People in Group quarters - Noninstitutionalized population (%)
People in Group quarters - College dormitories (includes college quarters off campus) (%)
People in Group quarters - Military quarters (%)
People in Group quarters - On base (%)
People in Group quarters - Barracks, unaccompanied personnel housing (UPH), (Enlisted/Officer), ;and similar group living quarters for military personnel (%)
People in Group quarters - Transient quarters for temporary residents (%)
People in Group quarters - Military ships (%)
People in Group quarters - Group homes (%)
People in Group quarters - Homes or halfway houses for drug/alcohol abuse (%)
People in Group quarters - Homes for the mentally ill (%)
People in Group quarters - Homes for the mentally retarded (%)
People in Group quarters - Homes for the physically handicapped (%)
People in Group quarters - Other group homes (%)
People in Group quarters - Religious group quarters (%)
People in Group quarters - Dormitories (%)
People in Group quarters - Agriculture workers' dormitories on farms (%)
People in Group quarters - Job Corps and vocational training facilities (%)
People in Group quarters - Other workers' dormitories (%)
People in Group quarters - Crews of maritime vessels (%)
People in Group quarters - Other nonhousehold living situations (%)
People in Group quarters - Other noninstitutional group quarters (%)
Residents speaking English at home (%)
Residents speaking English at home - Born in the United States (%)
Residents speaking English at home - Native, born elsewhere (%)
Residents speaking English at home - Foreign born (%)
Residents speaking Spanish at home (%)
Residents speaking Spanish at home - Born in the United States (%)
Residents speaking Spanish at home - Native, born elsewhere (%)
Residents speaking Spanish at home - Foreign born (%)
Residents speaking other language at home (%)
Residents speaking other language at home - Born in the United States (%)
Residents speaking other language at home - Native, born elsewhere (%)
Residents speaking other language at home - Foreign born (%)
Class of Workers - Employee of private company (%)
Class of Workers - Self-employed in own incorporated business (%)
Class of Workers - Private not-for-profit wage and salary workers (%)
Class of Workers - Local government workers (%)
Class of Workers - State government workers (%)
Class of Workers - Federal government workers (%)
Class of Workers - Self-employed workers in own not incorporated business and Unpaid family workers (%)
House heating fuel used in houses and condos - Utility gas (%)
House heating fuel used in houses and condos - Bottled, tank, or LP gas (%)
House heating fuel used in houses and condos - Electricity (%)
House heating fuel used in houses and condos - Fuel oil, kerosene, etc. (%)
House heating fuel used in houses and condos - Coal or coke (%)
House heating fuel used in houses and condos - Wood (%)
House heating fuel used in houses and condos - Solar energy (%)
House heating fuel used in houses and condos - Other fuel (%)
House heating fuel used in houses and condos - No fuel used (%)
House heating fuel used in apartments - Utility gas (%)
House heating fuel used in apartments - Bottled, tank, or LP gas (%)
House heating fuel used in apartments - Electricity (%)
House heating fuel used in apartments - Fuel oil, kerosene, etc. (%)
House heating fuel used in apartments - Coal or coke (%)
House heating fuel used in apartments - Wood (%)
House heating fuel used in apartments - Solar energy (%)
House heating fuel used in apartments - Other fuel (%)
House heating fuel used in apartments - No fuel used (%)
Armed forces status - In Armed Forces (%)
Armed forces status - Civilian (%)
Armed forces status - Civilian - Veteran (%)
Armed forces status - Civilian - Nonveteran (%)
Fatal accidents locations in years 2005-2021
Fatal accidents locations in 2005
Fatal accidents locations in 2006
Fatal accidents locations in 2007
Fatal accidents locations in 2008
Fatal accidents locations in 2009
Fatal accidents locations in 2010
Fatal accidents locations in 2011
Fatal accidents locations in 2012
Fatal accidents locations in 2013
Fatal accidents locations in 2014
Fatal accidents locations in 2015
Fatal accidents locations in 2016
Fatal accidents locations in 2017
Fatal accidents locations in 2018
Fatal accidents locations in 2019
Fatal accidents locations in 2020
Fatal accidents locations in 2021
Alcohol use - People drinking some alcohol every month (%)
Alcohol use - People not drinking at all (%)
Alcohol use - Average days/month drinking alcohol
Alcohol use - Average drinks/week
Alcohol use - Average days/year people drink much
Audiometry - Average condition of hearing (%)
Audiometry - People that can hear a whisper from across a quiet room (%)
Audiometry - People that can hear normal voice from across a quiet room (%)
Audiometry - Ears ringing, roaring, buzzing (%)
Audiometry - Had a job exposure to loud noise (%)
Audiometry - Had off-work exposure to loud noise (%)
Blood Pressure & Cholesterol - Has high blood pressure (%)
Blood Pressure & Cholesterol - Checking blood pressure at home (%)
Blood Pressure & Cholesterol - Frequently checking blood cholesterol (%)
Blood Pressure & Cholesterol - Has high cholesterol level (%)
Consumer Behavior - Money monthly spent on food at supermarket/grocery store
Consumer Behavior - Money monthly spent on food at other stores
Consumer Behavior - Money monthly spent on eating out
Consumer Behavior - Money monthly spent on carryout/delivered foods
Consumer Behavior - Income spent on food at supermarket/grocery store (%)
Consumer Behavior - Income spent on food at other stores (%)
Consumer Behavior - Income spent on eating out (%)
Consumer Behavior - Income spent on carryout/delivered foods (%)
Current Health Status - General health condition (%)
Current Health Status - Blood donors (%)
Current Health Status - Has blood ever tested for HIV virus (%)
Current Health Status - Left-handed people (%)
Dermatology - People using sunscreen (%)
Diabetes - Diabetics (%)
Diabetes - Had a blood test for high blood sugar (%)
Diabetes - People taking insulin (%)
Diet Behavior & Nutrition - Diet health (%)
Diet Behavior & Nutrition - Milk product consumption (# of products/month)
Diet Behavior & Nutrition - Meals not home prepared (#/week)
Diet Behavior & Nutrition - Meals from fast food or pizza place (#/week)
Diet Behavior & Nutrition - Ready-to-eat foods (#/month)
Diet Behavior & Nutrition - Frozen meals/pizza (#/month)
Drug Use - People that ever used marijuana or hashish (%)
Drug Use - Ever used hard drugs (%)
Drug Use - Ever used any form of cocaine (%)
Drug Use - Ever used heroin (%)
Drug Use - Ever used methamphetamine (%)
Health Insurance - People covered by health insurance (%)
Kidney Conditions-Urology - Avg. # of times urinating at night
Medical Conditions - People with asthma (%)
Medical Conditions - People with anemia (%)
Medical Conditions - People with psoriasis (%)
Medical Conditions - People with overweight (%)
Medical Conditions - Elderly people having difficulties in thinking or remembering (%)
Medical Conditions - People who ever received blood transfusion (%)
Medical Conditions - People having trouble seeing even with glass/contacts (%)
Medical Conditions - People with arthritis (%)
Medical Conditions - People with gout (%)
Medical Conditions - People with congestive heart failure (%)
Medical Conditions - People with coronary heart disease (%)
Medical Conditions - People with angina pectoris (%)
Medical Conditions - People who ever had heart attack (%)
Medical Conditions - People who ever had stroke (%)
Medical Conditions - People with emphysema (%)
Medical Conditions - People with thyroid problem (%)
Medical Conditions - People with chronic bronchitis (%)
Medical Conditions - People with any liver condition (%)
Medical Conditions - People who ever had cancer or malignancy (%)
Mental Health - People who have little interest in doing things (%)
Mental Health - People feeling down, depressed, or hopeless (%)
Mental Health - People who have trouble sleeping or sleeping too much (%)
Mental Health - People feeling tired or having little energy (%)
Mental Health - People with poor appetite or overeating (%)
Mental Health - People feeling bad about themself (%)
Mental Health - People who have trouble concentrating on things (%)
Mental Health - People moving or speaking slowly or too fast (%)
Mental Health - People having thoughts they would be better off dead (%)
Oral Health - Average years since last visit a dentist
Oral Health - People embarrassed because of mouth (%)
Oral Health - People with gum disease (%)
Oral Health - General health of teeth and gums (%)
Oral Health - Average days a week using dental floss/device
Oral Health - Average days a week using mouthwash for dental problem
Oral Health - Average number of teeth
Pesticide Use - Households using pesticides to control insects (%)
Pesticide Use - Households using pesticides to kill weeds (%)
Physical Activity - People doing vigorous-intensity work activities (%)
Physical Activity - People doing moderate-intensity work activities (%)
Physical Activity - People walking or bicycling (%)
Physical Activity - People doing vigorous-intensity recreational activities (%)
Physical Activity - People doing moderate-intensity recreational activities (%)
Physical Activity - Average hours a day doing sedentary activities
Physical Activity - Average hours a day watching TV or videos
Physical Activity - Average hours a day using computer
Physical Functioning - People having limitations keeping them from working (%)
Physical Functioning - People limited in amount of work they can do (%)
Physical Functioning - People that need special equipment to walk (%)
Physical Functioning - People experiencing confusion/memory problems (%)
Physical Functioning - People requiring special healthcare equipment (%)
Prescription Medications - Average number of prescription medicines taking
Preventive Aspirin Use - Adults 40+ taking low-dose aspirin (%)
Reproductive Health - Vaginal deliveries (%)
Reproductive Health - Cesarean deliveries (%)
Reproductive Health - Deliveries resulted in a live birth (%)
Reproductive Health - Pregnancies resulted in a delivery (%)
Reproductive Health - Women breastfeeding newborns (%)
Reproductive Health - Women that had a hysterectomy (%)
Reproductive Health - Women that had both ovaries removed (%)
Reproductive Health - Women that have ever taken birth control pills (%)
Reproductive Health - Women taking birth control pills (%)
Reproductive Health - Women that have ever used Depo-Provera or injectables (%)
Reproductive Health - Women that have ever used female hormones (%)
Sexual Behavior - People 18+ that ever had sex (vaginal, anal, or oral) (%)
Sexual Behavior - Males 18+ that ever had vaginal sex with a woman (%)
Sexual Behavior - Males 18+ that ever performed oral sex on a woman (%)
Sexual Behavior - Males 18+ that ever had anal sex with a woman (%)
Sexual Behavior - Males 18+ that ever had any sex with a man (%)
Sexual Behavior - Females 18+ that ever had vaginal sex with a man (%)
Sexual Behavior - Females 18+ that ever performed oral sex on a man (%)
Sexual Behavior - Females 18+ that ever had anal sex with a man (%)
Sexual Behavior - Females 18+ that ever had any kind of sex with a woman (%)
Sexual Behavior - Average age people first had sex
Sexual Behavior - Average number of female sex partners in lifetime (males 18+)
Sexual Behavior - Average number of female vaginal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a woman (18+)
Sexual Behavior - Average number of woman performed oral sex on in lifetime (18+)
Sexual Behavior - Average number of male sex partners in lifetime (males 18+)
Sexual Behavior - Average number of male anal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a man (18+)
Sexual Behavior - Average number of male oral sex partners in lifetime (18+)
Sexual Behavior - People using protection when performing oral sex (%)
Sexual Behavior - Average number of times people have vaginal or anal sex a year
Sexual Behavior - People having sex without condom (%)
Sexual Behavior - Average number of male sex partners in lifetime (females 18+)
Sexual Behavior - Average number of male vaginal sex partners in lifetime (females 18+)
Sexual Behavior - Average number of female sex partners in lifetime (females 18+)
Sexual Behavior - Circumcised males 18+ (%)
Sleep Disorders - Average hours sleeping at night
Sleep Disorders - People that has trouble sleeping (%)
Smoking-Cigarette Use - People smoking cigarettes (%)
Taste & Smell - People 40+ having problems with smell (%)
Taste & Smell - People 40+ having problems with taste (%)
Taste & Smell - People 40+ that ever had wisdom teeth removed (%)
Taste & Smell - People 40+ that ever had tonsils teeth removed (%)
Taste & Smell - People 40+ that ever had a loss of consciousness because of a head injury (%)
Taste & Smell - People 40+ that ever had a broken nose or other serious injury to face or skull (%)
Taste & Smell - People 40+ that ever had two or more sinus infections (%)
Weight - Average height (inches)
Weight - Average weight (pounds)
Weight - Average BMI
Weight - People that are obese (%)
Weight - People that ever were obese (%)
Weight - People trying to lose weight (%)