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Old 08-03-2012, 06:17 PM
S2H S2H started this thread
 
20 posts, read 35,820 times
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I'm looking at a place by Troy and Schubert, like one block east of Longman and Eagle.

Complete gut rehab. Everything is literally brand new. In-unit HE washer/dryer, top of the line kitchen, central air, the works. 2 bed, 2 bath. It is a garden apartment in a Greystone.

They are asking $1,800, and that includes heat and a space in a brick garage. I'm fairly sure they would take $1,700. It seems like a lot, but it's in the prime part of Logan Square, like one block from the L. And it is a true gut rehab.

What do y'all think?
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Old 08-03-2012, 06:29 PM
 
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Sounds like a deal.
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Old 08-03-2012, 06:37 PM
S2H S2H started this thread
 
20 posts, read 35,820 times
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The only comparable thing I see is this, and it's not a rehab. And it's 1/2 a mile from the L. And I'm sure it doesn't include heat, or it would say so.

Large, Sunny 2 BR Apt in Logan Square

With garage this one is $1,470, and while it isn't a high-end, it's not a garden. And no heat, presumably. I dunno...
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Old 08-03-2012, 06:50 PM
 
Location: Not where you ever lived
11,535 posts, read 30,265,438 times
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As I understand it, the biggest problem with a garden unit is windows and direct outside access because the city floods occasionally. I have read on this forum about thugs breaking into a house through a basement window. If the windows are solid blocks of glass and entrance is inside with a double-key deadbolt lock you should not have too many problems. It is something to consider for the asking price.
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Old 08-03-2012, 06:53 PM
S2H S2H started this thread
 
20 posts, read 35,820 times
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Quote:
Originally Posted by linicx View Post
As I understand it, the biggest problem with a garden unit is windows and direct outside access because the city floods occasionally. I have read on this forum about thugs breaking into a house through a basement window. If the windows are solid blocks of glass and entrance is inside with a double-key deadbolt lock you should not have too many problems. It is something to consider for the asking price.
I'm not crazy about the safety or flooding issue. I have a house (for the next ten days) in Norwood, and I flooded last year. Sewer backup. Sucked. ***.

OTOH, this is a complete gut with no expenses spared. I'd really like it for $1,650, but I dunno...
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Old 08-03-2012, 08:50 PM
 
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Have a rough idea of the sq footage? $1800 doesn't sound exactly insane, but I agree that $1700 might be agreeable. I looked at a place less than a half mile east of there a month ago, and from your description - it was similar (but 1st floor, non-gray stone, not top of the line appliance, but still nice) and they were asking $1500.
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Old 08-03-2012, 09:10 PM
S2H S2H started this thread
 
20 posts, read 35,820 times
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Originally Posted by ERS-One View Post
Have a rough idea of the sq footage? $1800 doesn't sound exactly insane, but I agree that $1700 might be agreeable. I looked at a place less than a half mile east of there a month ago, and from your description - it was similar (but 1st floor, non-gray stone, not top of the line appliance, but still nice) and they were asking $1500.
Not sure of the square footage. The rooms are pretty big, but I'd be guessing if I gave a number.
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Old 08-03-2012, 09:24 PM
 
1,251 posts, read 2,513,715 times
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Quote:
Originally Posted by S2H View Post
Not sure of the square footage. The rooms are pretty big, but I'd be guessing if I gave a number.
Right. Well I also looked at a place on the same block as the place you're looking at, but a 1st floor greystone. Parking in back garage, small back yard, large front room and dining room with lots of built in storage, fireplace, tons of basement storage, bedrooms smaller side, kitchen horrible, w/d in the basement, appliances bad, and that was $1200 and probably about 1200 sq feet and the asking price was $1200. So perhaps that can serves as sort of a barometer for you.
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Old 08-03-2012, 09:31 PM
 
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The part that gives me pause is the garden level part. It'd have to be a rather large size and pretty nice inside for that price, but $1800 doesn't sound that unreasonable as I mentioned.
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Old 08-03-2012, 11:01 PM
 
Location: Chicago
1,953 posts, read 4,960,836 times
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If the garden is 1800 a comparable first or 2nd floor would have to be 2-2100 minimum. I have lived in a few gardens and it would have to be offered with a large discount or I would have to have no other options for me to consider one. You typically cant have your windows open in a garden, which means no fresh air, also most units get little to no sunlight. It can get depressing.
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