02-21-2018, 10:08 AM
748 posts, read
833,659 times
Reputation: 508
Quote:
Originally Posted by
My Kind Of Town
Looks like he didn’t move quickly enough. House is now contingent...
Indeed - anything in the area under $400K goes very quickly. And it's just going to snowball. I've said this before: as long as the properties are not in flood zone areas (which means builders won't compete for the site) the land alone on a 60x220 lot is almost always $375-400K.
I have a feeling more will start to pop up. An MLS search of homes in the last year shows that 1.5 BA houses in DG ranged from 375-460.
02-21-2018, 01:16 PM
28,453 posts, read
85,392,786 times
Reputation: 18729
Contingent does not equal sold...
Quote:
Originally Posted by
My Kind Of Town
Looks like he didn’t move quickly enough. House is now contingent...
While I am happy for the seller I would not assume that this is a "slam dunk" to close quickly. Given the likely result of any inspection alerting clueless buyers that this is NOT a legal three bedroom, but in fact a two bedroom with a non-conforming basement space being used for habitation it would not be a surprise to see folks walk away. It may even fall to pass lender's appraisal.
Seller should take back-up offers...
02-21-2018, 02:20 PM
3,497 posts, read
2,189,618 times
Reputation: 1950
Quote:
Originally Posted by
chet everett
While I am happy for the seller I would not assume that this is a "slam dunk" to close quickly. Given the likely result of any inspection alerting clueless buyers that this is NOT a legal three bedroom, but in fact a two bedroom with a non-conforming basement space being used for habitation it would not be a surprise to see folks walk away. It may even fall to pass lender's appraisal.
Even if it is only considered a two bedroom as is, I think a sale price of $360-370k is fair for that location. Just based on land value alone. Also looks like it sold for $327k in 2014 and the current owners made quite a few upgrades over the past four years so that’s another data point to reference in cost valuation.
02-21-2018, 02:33 PM
Location: Chicago
2,884 posts, read
4,990,757 times
Reputation: 2774
Quote:
Originally Posted by
chet everett
While I am happy for the seller I would not assume that this is a "slam dunk" to close quickly. Given the likely result of any inspection alerting clueless buyers that this is NOT a legal three bedroom, but in fact a two bedroom with a non-conforming basement space being used for habitation it would not be a surprise to see folks walk away. It may even fall to pass lender's appraisal.
I'm really curious why you think that wouldn't "pass" a lender's appraisal. I'm not even sure what you mean by that. Value? Condition? Something else?
I'm in the business and I look at appraisals every day. The basement square footage will not be counted in the total sq ft, and the appraisal will list it as a 2 br. but will notate the living space in the basement. If that bedroom is not a legal bedroom, then it won't be listed as a bedroom on the appraisal. If there are really similar comps with similar setups that sold for a similar price, then it will likely appraise out. If there are sort of similar comps that the appraiser can use and make good adjustments, same thing. If it is overpriced for the neighborhood, it won't. I don't keep up with the Downers Grove market.
Based on the photos, it doesn't look like there would be condition issues that would make the property unacceptable to a lender.
I have seen some really "interesting" photos and comments in appraisals, one of which referred to a "pungent black substance" on a wall in the basement below a leaky bathtub.
02-21-2018, 02:51 PM
4,011 posts, read
4,254,863 times
Reputation: 3118
Quote:
Originally Posted by
knitgirl
I'm really curious why you think that wouldn't "pass" a lender's appraisal. I'm not even sure what you mean by that. Value? Condition? Something else?
Yup. Agreed.
AFAIK, you look at recent comps and move on <shrug>.
02-21-2018, 02:54 PM
3,497 posts, read
2,189,618 times
Reputation: 1950
Quote:
Originally Posted by
knitgirl
I'm really curious why you think that wouldn't "pass" a lender's appraisal. I'm not even sure what you mean by that. Value? Condition? Something else?
This is the best, most recent comp that my friend’s realtor found and the sale price appears to be in line with the contingent property...
https://www.redfin.com/IL/Downers-Gr.../home/17108851
02-21-2018, 04:09 PM
4,011 posts, read
4,254,863 times
Reputation: 3118
Quote:
Originally Posted by
My Kind Of Town
That home certainly has the charm factor vs the other one. Nice.
(Someone finish that basement ceiling already!
02-21-2018, 04:25 PM
3,497 posts, read
2,189,618 times
Reputation: 1950
Quote:
Originally Posted by
damba
That home certainly has the charm factor vs the other one. Nice.
(Someone finish that basement ceiling already!
Certainly but it also sits on a smaller lot and directly abuts Warren Ave (in fact, has a Warren address). I imagine those two things hurt it’s value slightly.
02-22-2018, 08:52 AM
Location: Chicago
3,339 posts, read
5,990,972 times
Reputation: 4242
Quote:
Originally Posted by
chet everett
While I am happy for the seller I would not assume that this is a "slam dunk" to close quickly. Given the likely result of any inspection alerting clueless buyers that this is NOT a legal three bedroom, but in fact a two bedroom with a non-conforming basement space being used for habitation it would not be a surprise to see folks walk away. It may even fall to pass lender's appraisal.
I really don't understand your hate for that house. Even a slightly competent Realtor would have told anyone buying the house that the third bedroom wasn't a legal one. I mean, really. I would have done that and I basically don't use my license at all.
Also, at the end of the day, whether a bedroom is legal or not doesn't even matter to a lot of people. Many people want an office, man cave, craft room, play room etc., and a room that isn't a legal bedroom is perfect for that. Heck, we're putting a play room in our basement. It's not a legal bedroom (no window), but a future buyer could use it as a guest room and no one's going to stop them from doing that.
I just don't get it... It appears that at least one buyer out there sees value in the house though, which does not surprise me. Also, inspections are part of almost every real estate transaction. Yes, deals fall apart due to inspection issues, but more often the parties agree on fixes and things move forward.
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Occupied housing units (%)
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1996 Presidential Elections Results (%) - Democratic Party (Clinton)
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Urban houses (%)
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Geographical mobility - Same house 1 year ago (%)
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Housing units in structures - 1, detached (%)
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Housing units in structures - Mobile home (%)
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Industry diversity
Most Common Industries - Agriculture, forestry, fishing and hunting, and mining (%)
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People in Group quarters - Orthopedic wards and institutions for the physically handicapped (%)
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People in Group quarters - On base (%)
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People in Group quarters - Transient quarters for temporary residents (%)
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People in Group quarters - Agriculture workers' dormitories on farms (%)
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Residents speaking English at home (%)
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Class of Workers - Employee of private company (%)
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Class of Workers - Private not-for-profit wage and salary workers (%)
Class of Workers - Local government workers (%)
Class of Workers - State government workers (%)
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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 (%)
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