Southport Corridor favorite Cafe Tola expanding to booming Avondale neighborhood

I spotted the new Cafe Tola space in Avondale this month (Cafe Tola Loncheria y Tacos at 3324 N. California Ave).     The popular Lake View purveyor of empanadas takes over the former Hot Doug's space.

Here's some good info by DNAinfo.com on the good people of Cafe Tola.  The family owned company known for it's food, teensy Southport Corridor outpost and over-sized murals will open an Avondale restaurant in the former - and famous - Hot Doug's space.

Cafe Tola at 3621 N Southport in Southport Cooridor

I've really enjoyed the food and atmosphere over the past four years at the original location. I think the diverse food and bar scene of Avondale and the rising real estate market are a good fit for a new Cafe Tola.

Avondale home sales

A modern conversion home I spotted back in 2011 on the 2800 block of North Rockwell.

The Hot Doug's Affect:  Lots of real estate activity in the four block radius surrounding the new Cafe Tola location at 3324 N California. 59 single family home properties have been closed in the last 12 months in the nearby sales area with a median price of about $435,000.  Most lower end properties below the median are being bought for renovation or tear down to build new.
60 single family homes sold in the same sales area over 2015 with a median price of $431,500.

Just 4 years ago in 2012, 50 single family home properties closed with a median price of just $300,000.

The Avondale sales area surrounding the new Cafe Tola concept has been very active with renovations and new construction.

There has been a hot market for buying and converting two-flats to single family homes in Avondale over the past 4 years.

 Multi-units
32 small multi-unit buildings (2-4 unit buildings) have closed over the last 12 months in the same sales area with a median price of $342,000.  My guess is at least 30% of those purchases will be for single family conversions and/ or new single family construction houses.  36 small multi-unit properties sold in 2015 with a median price of about $312,500.  In 2012 (the start of the North Side price recovery) 38 small multi-units sold with a median price of only $161,000.  

Condos
78 attached units have sold (condo and town house units) over the past 12 months with a median price of $285,000.  38 of those units were listed at 3 bedrooms or more with a median closing price of $379,000.

Haunting Southport Corridor vintage poised for redevelopment

1418 W Addison is poised for development in Southport Corridor

I stopped for a couple snapshots last month of 1418 West Addison in Southport Corridor/ Wrigleyville. It was still in it's original state. The conspicuous Romanesque looking gray-stone was bought for $1,250,000 in 2014 according to public records.  The property has been permitted for a 10 unit redevelopment with 3 story addition according to city data via ChicagoCitycape.com.

Here are renderings of the project.

Public records show a $3 million plus mortgage on the property.

 The 10 units should be done just in time for a Cubs World Series.

Sold! Clients close spacious Southport Corridor duplex $337,500

Our repeat buyer clients closed 1510 W Cornelia #1 last week for $337,500. I stopped by on this weekend's snowy Saturday on moving day!

Our buyer clients were the first to see 1510 W Cornelia #1 in the Southport Corridor neighborhood of greater Lake View when is was listed earlier this fall.  We'd been looking at several locations and properties but these North Center residents knew they wanted to stay close to their current location. Our buyers were ready and made a quick decision to secure the condo.  After due diligence and negotiating an escrow for upcoming building work our folks got a great deal on a fairly large home for the money.

The snowy residential 1500 block of West Cornelia.

They landed in a fantastic spot around the corner from endless fantastic shops, restaurants, grocery stores and service amenities. The condo home has two bedrooms (with master bath), two and one-half baths, a true den (that could be a bedroom), large living room and a newly renovated kitchen and dining room combo with a great kitchen island. The building has a large yard right off the back of the condo.  Permit street parking makes life a little easier.

Congrats to our clients and thank you for working with us again.  Lookout for their two bedroom North Center condo hitting the market early December!

Residential sales on North Southport Ave in Southport Corridor of Lake View, condo median price at $624,000

A rare stretch of small rental buildings remain on the east side of the 3300 block of North Southport.  The tony Southport Corridor area is home to expensive new construction single family homes and condo buildings.  North Southport Avenue has newer condo and (massive) commercial spaces represented on most blocks.   It seems like a stretch of 6-8 original buildings in this location is unheard of these days.

 

 

 

 

The "untouched" section of the 3300 block of North Southport could change soon with 3303 N Southport pictured in the middle (a small 4 unit building with $6,200 month rent roll) recently sold for $888,000 on a standard 25'x125' lot.

Residential Sales
I was on North Southport Avenue this week viewing a property.  There have been 28 residential sales on busy 3200-3900 North Southport Avenue... otherwise known as the Southport Corridor. 26 of those sales were attached (condo or townhouse style) homes with a median price of about $624,000.

Two small multi-unit sales were recorded in the MLS over this period.  3706 N Southport Ave , Chicago, Illinois 60613 a 3 unit mixed use building sold for $902,000.  3303 N Southport Ave, Chicago, Illinois 60657 (pictured above) has sold recently for $888,000.   

Typical newer construction mixed use buildings with residential condos and ground floor retail along North Southport Avenue in Southport Corridor.

Analysis based on property sales recorded in the MLS (MREDLLC.com). it is possible some transactions occurred during the lat 12 months that are not recorded on the MLS but eventually recorded in public records.

Inspection time in Southport Corridor

Our buyer clients recently secured a duplex-down condo near the corner of Cornelia and Southport on the first day it hit the market. The Southport Corridor in Lakeview is one of the most convenient neighbirhoods for amenities, nightlife, schools and transportation on the North Side.

We're at the property inspection this late afternoon. If all goes well in attorney review our people will soon be living in their most desired location.

posted from Bloggeroid

Under Contract: Sunny Lakeview town house commands multiple offers asking $649,000, watch video!

Under contract!

3053 N Lakewood, Chicago IL 60657

Asking $649,000  

We met with and began advising our clients on the sale of 3053 N Lakeview  over a year ago.  We helped them make important decisions on where to invest in the home prior to selling.  The planning and investment has paid off in multiple offers on the first days of showing.

Panoramic of the living room via www.YoChicago.com

3053 N lakeview is a sophisticated corner FEE SIMPLE town home with an extra-wide floor-plan.  Three bedrooms, three and one-half baths, family room, top floor office, large private patio, roof level deck, back deck and more! The home gets fantastic east, south and west light. The outstanding layout allows for both formal and open rooms, privacy and flexibility to fit your living needs.  It has a private flagstone patio, roof deck and garage parking with access right into your patio area.

Both the kitchen and master bath are newly renovated and look outstanding.  I love the attractive bright, center staircase and access to the outdoor deck and patio from both the dining area and the awesome family room.  This is a unique low traffic Lakeview location just steps from the action on Southport Corridor and close to both the Brown and Red Line (with Purple Line access to Evanston and downtown).

Stores, bars, restaurants and services pack Southport Corridor

New luxury master bath with heated floor, towel warmer, air tub, 8 plus ft walk-in shower and dual vanity.

The home is FEE SIMPLE with no condo association or assessment. It's really like owning a house!  The purchase contract is now in attorney review and inspection. We look forward to a smooth transaction with the lucky buyer!

Check out more photos HERE

Offered by
Eric Rojas and Robert DePalma, Brokers
Kale Realty
542 W Roosevelt Road
Chicago IL 60607
773-510-1597

Did you enjoy the video walk through? Contact us to buy, sell and rent homes in the Lakeview area and greater North Side of Chicago.

Fun Cafe Tola turns two years old on Southport Corridor

Cafe Tola 3612 N Southport, Chicago 60613. All photos Eric Rojas and Bob DePalma, Real Estate Brokers, Kale Realty

Our favorite small business along Southport Corridor turned two years old this week. Congrats!  Check out Cafe Tola's great Facebook page to keep up on what's cooking!

This place hits on a lot of the flavors I knew growing up. Keep Chicago interesting by eating and drinking at Cafe Tola!

Lakeview house builder plays by the rules in Southport Corridor

This stately new construction luxury home nears completion at the 1400 clock of West School in Southport Corridor

New construction can be a very upsetting event for neighbors on a block.  Construction noise, dirt, illegal construction and damage to surrounding buildings are real problems. In this case Mavrek Development has posted their Job Site Rules and contact phone number as a good first step in minimizing any disruptions to the neighborhood.

 

I don't see this often and think it's a very good idea for developers and builders.  Hopefully the construction has gone as well as this neighborly gesture.

Under Contract! Buyer clients secure gorgeous home in Lakeview's Graceland West, Blaine School

The $1,000,000 to $1,500,000 price range for newer construction luxury single family homes in Lakeview, North Center and Lincoln Square is in high demand. 

Under Contract! 1453 W Cuyler listed at $1,369,000 by Berkshire/ Hathaway Home Services.  Bob and I represent the buyers.

Our clients moved quickly on 1453 W Cuyler after a price change to $1,369,000. The well built and high detail finish of the 2008 single family home is located in the "little village" of Graceland West.  The neighborhood is full of amazing architecture and steps from the popular shops and bars of Southport Corridor.

This section of Graceland West is located in well ranked Blaine School.

The home is through attorney review and inspection and pending closing.  We look forward to the housewarming!

Google Maps image

Tiny Cafe Tola offers big personality in Lakeview

We like our staples like quality chain grocers and Starbucks on the North Side.  But some would argue most of the Lakeviews and Lincoln Parks have lost much of any grit or soul that makes city life fun.  Well, Lakeview still has the Metro and a handful of truly interesting storefronts if you look closely.

Change your routine and stop by Cafe Tola, 3621 N Southport in Southport Cooridor, for their daily specials, empanada and donuts.

Sold! Our Southport Corridor town house listing closes over list price

We recently represented clients on the sale of their Lakeview town house. 3543 N Bosworth Unit C listed at $449,000 and closed last week for $460,000. The transitional design, garage parking and killer roof deck commanded multiple offers. The Southport Corridor neighborhood location didn't hurt either.

3543 N Bosworth Unit C features a large private rooftop deck (Photos by Photo Light Chicago, commissioned by Eric Rojas, Real Estate Broker).

We counseled our clients on improvements to the property and helped them save some time and money by avoiding unnecessary work.  The home was strategically listed and sold while they were on vacation; this avoided disruptions to their family life.  Additionally, we referred and scheduled vendors to repair some inspection items at great prices.

The town house is in a great Southport Corridor location at Bosworth and Addison just steps from one of the most pleasant restaurant and retail strips in Chicago.  The small town house development is surrounded by multi-million dollar homes.

We thank our clients for being terrific partners and working to get the home show ready.  Congrats to the new owners.  Welcome to a great block!

Watch our personal video tour and get more information on the location!


Call us to sell or find homes in Lakeview!

Bigger, stronger, faster Starbucks to open in Southport Corridor

New Starbucks on North Southport at Roscoe (Photo Bob DePalma)

Bob took this shot traveling between Lakeview showings this weekend. Starbucks delivers a new store for the people of Southport Corridor this week.  It will replace the tiny retail space just across the street.  The new store on the busy northwest corner of Roscoe and Southport takes the space of a former dry cleaner. This section around the CTA "L" stop has seen a lot of improvement.

Check out the really good Southport Corridor Facebook page

Big new house in Southport Corridor

New construction on the 3542 North Greenview... directly behind our latest listing at 3543 N Bosworth Unit C.  The original property here was sold in 2011 for $775,000. Size matters!

New construction houses are in high demand in popular neighborhoods like Lakeview's Southport Corridor.  If an existing property is torn down then almost exclusively a large, luxury house will be built.  It's fascinating that we never see a smaller home built keeping more of the lot for a yard.  Economically, the numbers would not work for a builder/ developer as demand is for more square footage.

Gut rehabs and renovations remain the option for keeping more modest houses around.

New for sale! Three bedrooms town house in Lakeview's Southport Corridor $449,000

Take our video walk-through of 3543 N Bosworth Unit C!  The updated Southport Corridor town house has a huge rooftop deck!




This three bedrooms, two baths town house has a large family room, garage parking, great closets and a terrific private rooftop deck.  Fantastic location near the CTA Brown Line, grocery, boutique shops and dining all within a few blocks.

The home lists on the market today for $449,000.

Here's a video I shot a few years ago just a couple blocks from this town house along Southport Corridor.



 The home is presented by Eric Rojas and Bob DePalma, Kale Realty

North Lakewood in Southport Corridor gets new construction "boom"

The 3600 to 4000 block of North Lakewood Avenue is popular stretch in Lakeview's Southport Corridor enclave.  Even some Cub's players and celebrities have bought homes on - and adjacent to - these blocks.  The blocks reside in the highly ranked and highly desirable Blaine Elementary School attendance boundaries.  The 3600 block is especially active right now with at least three "LLCs" buying lots at the end of last year.

3615 N Lakewood is on a 30' wide lot...wider than standard 25' city lots demand a premium for new construction (Photo Eric Rojas, Broker).

The original property at 3615 N Lakewood shown above sold last summer for $700,000 cash (land value).  There is no listing on the MLS for the contemporary style new construction house yet.  However, it looks like a "speculation house" built by a very active developer for retail sale.  

UPDATE:  Here's a little video from www.YoChicago.com on the 3615 N Lakewood construction.

3627 N Lakewood Ave in Lakeview's Southport Corridor also on a 30' lot (Photo Eric Rojas, Broker).

The more traditional style new construction shown above is a few houses down the block at 3627 N Lakewood.  The original property sold at the end of last year for $770,000 cash.  This home was also bought by an LLC but it's unclear if it will come to market, has been sold already or is a private custom build for the purchaser.

The 3600 block of Lakewood will get several new construction neighbors (image created from MREDLLC.com, Eric Rojas).



The last 3 re-sale (and fully rehabbed or recent new construction) single family homes to sell on these 4 blocks of North Lakewood respectively have been 3830 N Lakewood for $1,130,000, 3838 N Lakewood for $1,465,000, and 3714 N Lakewood for $1,475,000.  3627 N Lakewood shown above was also a re-sale singe family home and in older but attractive living condition selling at $770,000  Unfortunately to some it was no match for the market demand for new construction houses.

A multi-unit  (two-flat) at 3646 N Lakewood on the opposite side of the block was also purchased late last year for $665,000 by Bloomfield Development LLC  and will surely be re-developed.  I did not see notice construction on that lot...but it was freezing the day I took these photos and hurried off the block!

Multiple offers! Great house sells on West Cornelia in Blaine school district

Our clients were recently involved in a multiple offer for 1226 W Cornelia, a single family home asking $850,000 (pictured below... we didn't get it).  The entire real estate community came out immediately with offers in hand for this very attractive and well located Lakeview/ Southport Corridor house in Blaine school district.

1226 W Cornelia pictured in the foreground (photo, Eric Rojas)

 The 1200 block of West Cornelia is one of the small "cut-outs" south of West Addison Street that is included in the Blaine Elementary School attendance boundaries (a top ranked and desired school). The home itself was tastefully renovated bout 20 years ago with simple, clean lined contemporary style and still looks great today.  The asking price was low for this particular market location and was meant to generate the best offers immediately.  

Great block!

The 1200 block of West Cornelia at dusk...a beautiful high-end block with many renovations, original architecture, grey stones, brick homes and some new construction houses as well (like the second house down shown above). Photo Eric Rojas

My information concerning the deal suggested a cash offer over well over list price won the house.  It will land $900,000 or more easily is my guess. As mentioned, our clients did not get it...but we did everything we could to put them in the game.   

We wrote the offer in the car in front of the house and I walked the offer up the steps!  The listing agent was gracious and handled the crush of interest with professionalism and class...not always the case.  Clients should know how their listing or buyer's agent will handle a hot potato situation.


Click the label below for more related posts on Lakeview

Buyers scooping up investment condos and fixer uppers

The $200,000-$300,000 livable condo in Lake View and Lincoln Park is back. Last night our client sized up a condo in need of a gut renovation in Southport Corridor. This one was a little "too much" to handle at this time. The large two bedrooms, one bath condo at 1501 W Cornelia is asking $199,000 and is an excellent location...but nothing has been touched since the 1970s and 1980s. It's basically a gut job.

Bath from the past! Decorative paneling in the bathroom with the original cast iron tub.

My guess is investing $40,000-$50,000 wisely in renovations would make this place NEW...drywall, re-finished floors, electrical, bath, kitchen and windows. Getting it at the right price is key for a re-sale or hold and rent. 


For someone looking to move-in to this condo as a primary residence it's a great opportunity to add value and live relatively cheap. The margin for error on renovation costs would be larger for the live-in owner. I like this place for an experienced investor looking to re-sell the unit after renovation as well. We've seen many examples of smart condo renovations and quick re-sales back in the North Side market over the past year.



More Southport Corridor market information here!

Luxury construction boom in Southport Corridor

A new construction home at 3740 N Wayne

 Southport Corridor's most desirable blocks are seeing a bit of a construction boom. Last week we wrote about new homes on North Lakewood. W also see new and future projects on North Wayne. The original two-flat building at 3740 N Wayne on a standard lot (25'x125') above was sold last year for $550,000. It was torn down to make way for this new construction luxury home in progress (shown above).


New construction single family homes, in our observation, have been on an upswing in 2011. The priciest North Side neighborhoods with the highest ranked schools like Blaine Elementary continue to build new and gut renovate.


The 25'x125 vacant lot at 3651 N Wayne was also sold last year for $525,000.  A new construction house is underway (shown below).

New construction single family home at 3651 N Wayne

 There are several more lots and recently purchased two-flats prime for new construction or gut renovation in Southport Corridor. For example, 3644 N Wayne is a vacant 25'x125' lot now under contract with an asking price of $524,900 and pending closing. 

All sales statistics gathered and analyzed by Eric Rojas, Real Estate Broker from MREDLLC.com. All photos Eric Rojas, Real Estate Broker.

More Southport Corridor posts HERE

Southport Corridor: Two new grey-stone single family homes in Blaine school

I spotted these two grey-stone homes in the midst of gut renovations. Located on the popular 3700 block of North Lakewood in the Southport Corridor neighborhood of Lakeview, these new luxury houses will command prices around $2 million.  The single family home "conversions" are gut renovations with the existing facade and some side common brick remaining. 


A similar completed home on the block is currently listed for sale at $2.4 million at 3741 N Lakewood.





Grey-stone gut renovations are very popular in the highly ranked and coveted Blaine Elementary school attendance boundaries. Single family homes in Blaine have a median price over $1.2 million. One can feel instant community ties with the active school, retail, restaurant and neighbor groups all very welcoming.  The area offers something for everyone...nightlife, Wrigley field, family life or take it slow on the leafy residential streets.

A luxury single family home in the works in Southport Corridor

All photos Eric Rojas and Bob DePalma, Real Estate Brokers unless otherwise noted.  Call or email us for information regarding single family homes or attached homes for sale in Southport Corridor or other North Side neighborhoods.

Click HERE for more Lakeview real estate information, neighborhood videos and more!

Southport Corridor: The graystone homes on North Magnolia

The last single family home to sell on the block was 3707 N Magnolia in September for $1.35 million.  


Graystones homes, in our experience, consistently receive a premium price over brick homes of comparable condition.  The 3600 and 3700 blocks of North Magnolia in Southport Corridor may have one of the most continuous stretches of original graystone facades of any blocks in the Lakeview neighborhood and on the North Side. It gives the street a very pleasing and special historic feeling.



These photos we took last week are just a handful of the many buildings lining each side of the blocks...almost all the single family home conversions and thoughtful restorations of the multi-units have kept the original facades.

These blocks become more and more special and desired as other streets become more of a mixed bag of new construction, rehabs and existing homes in either good or dilapidated condition and in various styles.