More gut renovations in Ravenswood Gardens of Lincoln Square, Waters school district

A quick walk around Ravenswood Gardens reveals many gut renovations in a small area near Waters school. These three multi-units are being converted to single family homes. All photos Eric Rojas, Broker, Kale Realty

The buildings shown above left to right:  2445 W Eastwood Ave , Chicago, Illinois 60625 sold for $650,000 in June of 2014.  2449 W Eastwood Ave , Chicago, Illinois 60625 sold for $582,500 in March 2014 and 2451 W Eastwood Ave , Chicago, Illinois 60625 sold for $550,000 as a foreclosure in July of 2015.  It's rare to see (3) adjacent two-flats all bought by different parties being de-converted to single family homes at the same time.  2451 West Eastwood has signage advertising the sale but there is no MLS listing at this time.

I wrote about another three adjacent home conversions on West Wilson a few weeks ago. Two are owned by the same developer in this case.

Ravenswood Gardens sales area in Lincoln Square

2016 Ravenswood Gardens sales
Only (2) residential properties have closed in Ravenswood Gardens neighborhood thus far (March 8th) in 2016.  2500 W Eastwood Ave Unit 1, Chicago, Illinois 60625 closed for $299,000. The renovated two beds, two baths unit (no dedicated parking) is in an attractive vintage building. 4733 N Artesian Ave,  Chicago, Illinois 60625 closed for $671,000.  The classic two-flat building sold quickly.

2015 Ravenswood Gardens sales
(6) single family  homes sold in 2015.  The highest sale was 4540 N Artesian Ave , Chicago, Illinois 60625 for $975,000.  The lowest sold single family home in 2015 was 2444 W Eastwood Ave , Chicago, Illinois 60625 for $545,000.

(27) multi-units (2-4 units) sold in 2015 with a median price of $600,000.  That's a big number for a small area and points to the demand and desire to develop single family homes (as mentioned above) in the Lincoln Square area. Only (15) multi-unit buildings sold in 2014 and (9) buildings sold in 2013 in Ravenswood Gardens.

50 condo units sold in 2015 with a median price of about $266,500.

Rockwell Crossing in Ravenswood Gardens features local shops and dining.

Good school district, the North Branch of the Chicago River, desirable Lincoln Square retail and dining, CTA trains, good local private school options and vintage housing stock on tree-lined streets have pushed prices and sales up in Ravenswood Gardens.

New apartments/ condos on Clark in Andersonville PLUS condo sales start off well

New rental apartments along North Clark Street in Andersonville. All photos Eric Rojas, Broker, Kale Realty

Sorry for the gloomy, snowy picture! These new apartments are nearing completion at 5058 N Clark Street in Andersonville. The contemporary look fits nicely in cosmopolitan neighborhood.  That top floor corner unit looks great. I was surprised to see the 6 unit building will be rental and not condos (which would sell in a heartbeat).

Greater Andersonville condo sales

"Greater" Andersonville condo sales area. I use this same extended area to look at condo sales for this very popular draw.

12 condos have closed in "greater" Andersonville so far in 2016 from January 1st to March 7th.  The median price is $305,000.  6 units closed over the same period in 2015.    The highest priced closing thus far in 2016 is a hefty $595,000 at 5647 N Clark St Unit 404, Chicago, Illinois 60660.  The newer construction 3 beds unit in elevator building features indoor garage parking and a mere seconds to M Henry .

New condos at North Clark and West Lawrence make a great impression. The boarded up retail in the foreground will be a new Bow Truss Coffee Roasters

The lowest condo sale thus far is $156,000 for  1737 W Balmoral Ave Unit 2D, Chicago, Illinois 60640. The renovated one bedroom unit in a very attractive vintage courtyard building feature a quiet location near all the action.

117 units closed overall in the greater Andersonville neighborhood last year in 2015. The median price is about $290,000.  (16) one bedrooms sold for a median of $163,000.  (70) two bedrooms units sold for a median price of $282,500.  (26) three bedrooms units sold for a median price of $395,000. And (5) four bedrooms plus units sold for a median price of $540,000.

105 total units had closed over 2014 with a median sale price of about $270,000.

 Big wheel keeps on turning for Andersonville.

Coffee tastes better in attractive vintage buildings

The Germania Club Building 108 West Germania Place at North Clark Street. The building sold in 2014 for just under $8 million.  All photos Eric Rojas, Broker Kale Realty

Stopped by the Germania Club Building  Starbucks last week on a contractor visit in Old Town/ Gold Coast.  Nice sunny day so I took a picture of this pretty building just north of Sandburg Village.  The location is pretty good too.  I am definitely attracted to businesses in historic buildings over newer built commercial retail.

Quick look at condo sales: University Village/ Little Italy near UIC in Near West Side

Nice view of downtown from the turf fields at University of Illinois at Chicago. Way cooler than the picture shows!  All photos Eric Rojas, Broker, Kale Realty.

I spent a few hours on the University of Illinois at Chicago campus Sunday while my kid's Welles Park 9U All-Stars baseball program practiced at the indoor baseball facility.  I took some time in the great weather to wander the grounds and look at recent sales activity in "University Village" neighborhood around the bustling school.

The large University Commons development just west of the campus athletic fields.

Town houses look over the outdoor turf fields, Curtis Granderson Stadium, tennis courts and more on one side and lead out to the mini downtown on South Halsted on the east.  Great spot!

The greater University Village/ Little Italy neighborhoods near the UIC Campus

University Village/ Little Italy sales over the past 12 months
160 attached units (condo, town house) sold over the last twelve months with a median price of about $310,000.  (11) one bedroom units sold with a median price about $190,000. (94) two bedrooms units sold with a median price of about $279,000. (47) three bedrooms units sold with a median price of about $480,000. (7) four bedrooms or more units sold with a median price about $500,000.

The shops and restaurants of South Halsted Street service the university crowd and residents looking to be near downtown.

The highest priced sale was 912 W Village Ct , Chicago, Illinois 60608 for $780,000. The beautiful 3 bedrooms town house features 3400 sq/ft and a two car garage. The lowest priced sale was $185,000 for 811 S Lytle St Unit 215, Chicago, Illinois 60607. The one bedroom condo features a parking space included.

The indoor turf at 901 West Roosevelt on the UIC campus

Curtis Granderson Stadium. Welles Park Baseball will be back soon for family night!

One of the outdoor turf fields.  The large outdoor complex is a great resource for the community.  Groups of students and some young kids were out enjoying the good early March weather.

Live near University of Illinois at Chicago and catch some great athletic events.

Popped into the attractive Pete's Coffee and Tea on the 1300 block of South Halsted during my walk.

Two charming spots to meet clients: Cafe Selmarie and Tre Kroner

I met clients at Cafe Selmarie Thursday after our last snow (knock on wood). The staple cafe sits upon Giddings Plaza of Lincoln Square. One of the best true local businesses that really represents living in Lincoln Square. Amazing food and atmosphere for both winter and summer. All Photos Eric Rojas, Broker, Kale Realty.

Many clients are contacting us to buy, sell or consider their options this spring and summer.  Tis the season for client meetings.  Two places we love to meet on the North Side are Cafe Selmarie in Lincoln Square and Tre Kroner in North Park.

The patio at Selmarie overlooks busy Giddings Plaza and the fountain. Great people watching and perfect for showing off the neighborhood.  All Photos Eric Rojas, Broker, Kale Realty

Both Cafe Selmarie and Tre Kroner feature relaxed interiors with intimate seating while boasting two of the best outdoor patios on the North Side.  These are fantastic gathering places for a small group or terrific for one on one meetings. Cafe Semarie maintains a slightly more cosmopolitan atmosphere with local art featured on the walls.  While Tre Kroner delivers old world Swedish flair.

Tre Kroner at 3258 West Foster sits across from North Park University and near Northeastern Illinois University in the North Park community area.  The academic and student regulars make for a pleasant, energetic and diverse crowd .  I had a great meeting with associates from NEIU on Friday.

Tre Kroner features one of the most dreamy patios in the the city.

Turning to fall at Tre Kroner patio.  All photos Eric Rojas, Broker, Kale Realty

Singe family home sales in the greater Lincoln Square community area are now over $700,000 while North Park just a few minutes drive west has a median single family home price of about $315,000.

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.

"Good things coming" to old Dolce Casa spot in Ravenswood/ Lincoln Square

The old Dolce Casa Cafe spot at 4947 N Damen has a new lessee working diligently on the space.

The Ravenswood / Lincoln Square neighborhood is breathlessly waiting for an official announcement: What will replace Dolce Casa Cafe near Winnemac Park?  I was in withdrawal again today as Dolce was my "go to" spot for work and lunch when getting out of my home office. We're doing a full gut renovation of our kitchen so escape is necessary.

Luxury condos in the foreground next to the one story commercial space that is home to a laundromat, popular Over Easy brunch spot, a yoga studio, property management company, dry cleaners, liquor store and the new cafe coming soon. This retail spot near the park has lagged a bit compared to just a little south on Damen where new businesses have consolidated near improved Lawrence Ave.

The 4800 -5200 block of North Damen Avenue location near Winnemac Park and the CTA Damen Brown Line has exploded like many desirable areas on the north side.  Condo prices are high on North Damen at median price of $499,000 and new single family home construction in all directions selling for $1.1 million and up is the norm. 

Area neighbors like nothing more than supporting a new business!

Parking non grata: Lincoln Square ghost town during water main work

Water main pipes sit in the normally full and bustling parking spots of "Giddings Plaza" at 10:30a this morning.  Foot traffic was noticeably down. All photos Eric Rojas, Broker, Kale Realty

"No Parking" is in effect for a large portion of North Lincoln Avenue through the heart of Lincoln Square's retail district for water main replacement.  I ran some errands in the square and settled into the Wilson/ Lincoln Starbucks for a few hours of work.  Foot traffic on the street - especially at the Starbucks - was light.  It was the slowest I've seen the coffee shop in an afternoon hour, like, ever.

A large portion of North Lincoln Avenue and parts of residential streets have no parking from West Montrose to West Lawrence

Plan ahead (walk or ride a bike) if planning to eat, drink, shop or run errands in "The Square" this month.

Condo Sales 4400-4800 N Lincoln
Only three condos have been recorded as sold directly on 4400 to 4800 North Lincoln Avenue over the past 12 months in the MLS.  All were newer construction three bedroom condos and the average price of sales was about $480,000.  Not many condo buildings are situated on this strip of North Lincoln Avenue despite the primo location.  The buildings have mainly remained commercial with rental units. Many condo buildings spring up to the south.

Three notable sales along Lincoln Avenue along the water main construction.

4736 N Lincoln Avenue #2 closed for $460,000
4736 N Lincoln Avenue #4 closed for $460,000
2326 W Giddings Street #402 (at Lincoln Ave) closed for $513,000.

Try Andersonville Kitchen and Bath in Edgewater for design, cabinets, countertops

The showroom at Andersonville Kitchen and Bath was really helpful in communicating what I needed. All photos Eric Rojas, Broker, Kale Realty

I stopped by Andersonville Kitchen and Bath yesterday at 5038 N Clark Street in the greater Edgewater community area.  I needed a consult on cabinets and counter tops for my kitchen renovation in progress. 

I popped in unannounced but designer Michelle Raymer took the time to meet. She had some product in mind... plus the answers I was looking for.  Michelle took a copy of my kitchen schematic and offered to quote cabinets and counter tops for the job. This is great as communication with a larger design store I use has been bad.

The showroom is conveniently located over the Andersonville Hardware store at Winnemac and Clark. You know, the red awnings. I will have more Andersonville posts coming up this week.

Follow up: Lincoln Park multi-unit median sales price up 47% since 2011

Even attractive classic brick multi-units in Lincoln Park's architecturally charming blocks are not immune to the wrecking ball. All photos Eric Rojas, Broker, Kale Realty

Mina Bloom of DNAinfo spoke with me about my Lincoln Park multi-unit sales numbers this week. Unit sales of multi-unit buildings almost doubled year to year from 2014 to 2015. Despite a heated market, rising prices and general low inventory around the hottest Chicago neighborhoods developers and private owners have surged ahead with buying.  Developers and brokers are as aggressive as ever working to get property owners to part with their buildings.

Here's a quick look at some of the data I provided on Lincoln Park multi-unit sales (2-4 unit buildings)

69 units sold in 2015 up 94% over 2014
Median price in 2011 was $615,000 and $908,000 in 2015. Up 47%
A standard city lot of 25'x125 can easily catch one million

New construction at West Webster and North Sheffield

Multi-unit tear-downs and conversions to single family homes is nothing new. The pace of these primarily rental homes and mixed use buildings going the way of the horse and buggy coupled with price appreciation is notable. There are a few neighborhoods on the North Side (notably Lincoln Park and North Center) that seem to be in constant transition of new construction on every block further consolidating the affluent near the city center. The rapidly changing demographics are certainly interesting and the impact to the city as a whole remains to be seen.