YoChicago http://yochicago.com Real estate news, video, guides, blog | homes, apartments, neighborhoods | Chicago & suburbs Wed, 23 Apr 2014 05:30:25 +0000 en hourly 1 http://wordpress.org/?v=3.1.2 Construction underway on new South Loop condos http://yochicago.com/construction-underway-on-new-south-loop-condos/34974/ http://yochicago.com/construction-underway-on-new-south-loop-condos/34974/#comments Wed, 23 Apr 2014 05:08:58 +0000 Joe Zekas http://yochicago.com/?p=34974

A Komatsu hydraulic excavator, a team of surveyors and a supervisory crew from Lend Lease were on-site at 1345 S Wabash in the South Loop yesterday, preparing for the construction of a 15-story high-rise condo building.

1345 Wabash will be the first new high-rise condo built in Chicago in years, and it’s likely to come out of the ground quickly. There were foundation pilings for a previous development on the site. A representative of Lend Lease, the general contractor, reported that 58 additional pilings will be driven over a time span of about a week.

1345 Wabash is conveniently close to the CTA stops at Roosevelt Road, supermarkets (Trader Joe’s, Jewel and Mariano’s), a surprisingly dense cluster of bars and restaurants, and Grant Park.

The development team includes CMK and the architecture firm of Brininstool + Lynch.

Pre-construction prices start at $218,900 for 1-bedrooms and $289,900 for 2-bedroom, 2-bath homes. A sales center is open at 1620 S Michigan.

Note: 1345 Wabash is a YoChicago advertiser.

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An extra-wide top-floor Lakeview East home on a prime block http://yochicago.com/an-extra-wide-top-floor-lakeview-east-home-on-a-prime-block/34978/ http://yochicago.com/an-extra-wide-top-floor-lakeview-east-home-on-a-prime-block/34978/#comments Wed, 23 Apr 2014 05:06:18 +0000 Joe Zekas http://yochicago.com/?p=34978

The newly-listed 3-bedroom, 2-bath top-floor home at 622 W Oakdale Ave has been highly-upgraded and boasts a number of unusual features.

The home’s width enables all of the rooms to be generously-sized and allows for plentiful storage. A spacious kitchen has ample cabinet and counter space, a high-end appliance package and is open to the large living and dining areas.

The home has three private outdoor spaces with excellent views — terraces off the living room and master bedroom, and a rooftop deck with interior access.

The home is listed for sale at $689,000.

Kale Realty’s Eric Rojas is your tour guide in the sponsored video.

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A move-in ready home in a convenient near-south location http://yochicago.com/a-move-in-ready-home-in-a-convenient-near-south-location/34980/ http://yochicago.com/a-move-in-ready-home-in-a-convenient-near-south-location/34980/#comments Wed, 23 Apr 2014 05:05:59 +0000 Joe Zekas http://yochicago.com/?p=34980

The 3- to 4-bedroom, 3 ½ bath home at 3216 S Prairie Ave was built 7 years ago but has the appearance of a new home.

The home has high-ceilings, hardwood floors and generously-sized rooms. The living / dining area flows into an expansive kitchen / family room with an island and a pantry, and opens to a lower-level media room. The lower level has an office that could easily be a fourth bedroom.

The second level features a sprawling master suite with four large closets, two large skylights, a Juliet balcony and a skylit master bath with dual-bowl vanity, tub and separate shower. The second and third bedrooms on this level are larger than you’ll typically see.

The home has a back yard with space for planting and grilling, and a detached two-car garage.

The newly-listed 3216 S Prairie is around the corner from the Illinois College of Optometry and the IIT campus, convenient to public transportation, the expressway grid and the lakefront. It’s also within walking distance of US Cellular Field.

Join Coldwell Banker’s Nadine Ferrata and Lester, one of the owners, for a tour of the home and the neighborhood in the sponsored video.

The home is priced at $685,000.

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A view from the Roosevelt Road bridge http://yochicago.com/a-view-from-the-roosevelt-road-bridge/34972/ http://yochicago.com/a-view-from-the-roosevelt-road-bridge/34972/#comments Wed, 23 Apr 2014 05:04:29 +0000 Joe Zekas http://yochicago.com/?p=34972

If you’re driving across the Roosevelt Road bridge, headed for the Museum Campus, slow down for a closer look at the sculptures that prefigure your destination. You’ll see dolphins (the Shedd Aquarium), an astrolabe (the Adler Planetarium) and prehistoric creatures (the Field Museum).

Better yet, park at the Whole Foods west of the bridge and take a walk. You’ll see great urban vistas that hark back to Chicago’s railroad-laden past, and large development sites that will help shape its future.

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3130 North Lake Shore Drive apartments, Lakeview East http://yochicago.com/3130-north-lake-shore-drive-apartments-lakeview-east/34938/ http://yochicago.com/3130-north-lake-shore-drive-apartments-lakeview-east/34938/#comments Wed, 23 Apr 2014 05:02:24 +0000 Joe Zekas http://yochicago.com/?p=34938

3130 North Lake Shore is a 26-story, 287-unit apartment tower at 3130 N Lake Shore St in Chicago’s Lakeview East neighborhood.

The building was completed in 1952 and designed by the prolific architecture firm of Shaw, Metz & Dolio, which also designed strikingly similar buildings at 3121 N Sheridan, 350 W Oakdale and 201 E Walton. The buildings are characterized by horizontal ribbons of windows that alternate with courses of brick.

The apartments

3130 North Lake Shore has a mix of studio, 1- and 2-bedroom, 1-bath apartments. In mid-April of 2014 available studios rented from $1,115 to $1,300, 1-bedrooms from $1,545 to $1,700 and 2-bedrooms from $2,075.

Floor plans are available online.

Upgraded apartments have wood-look floors and stylish kitchens, many with breakfast bars, in a variety of finishes.

Living / dining areas are typically large enough to accommodate a number of furniture groupings.

All of the apartments have good closet space and wall-to-wall windows. One-bedroom apartments have unusually large bedrooms.

Views. Many of the apartments have excellent views of Belmont Harbor and the lake.

Amenities, services, policies

3130 North Lake Shore’s amenities have been upgraded and expanded in recent years.


There’s a fitness center with cardio and free weight equipment, and a business center with free Wi-Fi.


A dry cleaners and a small convenience store are located just off the recently-redecorated lobby.

The building hosts a variety of resident social events throughout the year.

Reserved covered parking and guest parking are available on-site. The building has a laundry room, personal and bicycle storage areas and a receiving room for deliveries.

The building has on-site leasing, management and maintenance staff. The building is pet-friendly, subject to limits.

The location

3130 North Lake Shore is in a part of Lakeview East that’s often referred to as Belmont Harbor. The building’s location affords it quick access to the park and Lake Shore Drive, but it’s on a relatively quiet stretch.

Shopping. The nearest full-service grocery stores are about a half-mile from 3130 North Lake Shore, but there is a small convenience store in the building.


Jewel-Osco and Treasure Island are north on Broadway and Trader Joe’s and Walmart Neighborhood Market locations about the same distance south. The Walmart has a pharmacy and there’s also a Walgreens at Belmont and Broadway.

There are Marshalls and Bed Bath and Beyond locations in the neighborhood for residents setting up housekeeping.

National retail chains, however, are a minor presence in the neighborhood, which draws its dominant character from a variety of locally-owned and quirky smaller shops.

Dining, nightlife, entertainment. In brief – whatever you have a taste for you’ll find in the neighborhood in hyper-abundance.

Just walk a long block west from 3130 and head north or south along Broadway and you’re in the center of a lively scene with too many venues to list.

Finding a regular weekend breakfast spot is the first order of dining business for many, and 3130 North Lake Shore residents can head a few blocks northwest to Melrose or southwest to the recently-opened Yelp on Diversey.

The dense bar and restaurant scene in Wrigleyville is within walking distance.

Neighborhood street festivals and fairs are a great source of entertainment in the summer. Events near 3130 North Lake Shore include – to name a few – Northalsted Market Days, the Lakeview East Festival of the Arts, Wrigleyville Summerfest, SausageFest, the Chicago Marathon and, of course, Pride Week. The websites for the Lakeview Citizens Council and the Lakeview and Lakeview East Chambers of Commerce are a good source to learn about upcoming events.

Parks, recreation. 3130 North Lake Shore residents have convenient access to public parks and recreational activities.

The 1200-acre Lincoln Park, one of the great public spaces in America, is just east of 3130 North Lake Shore.


Lincoln Park has almost every recreational amenity imaginable, from an archery range to a 9-hole golf course to a great free zoo.

Transportation. 3130 North Lake Shore has good access to public transportation.

A variety of CTA bus routes traverse the area, steps from the property.

3130 North Lake Shore residents have a one-block walk to the #146 CTA bus (pdf) which runs express to the 900 Shops, anchored by Bloomingdale’s, on Michigan Avenue’s Magnificent Mile, and then on to the Loop.

The #156 and #151 buses stop at the corner west of the building on their way to the Loop, while the #77 bus connects to the CTA Red, Brown and Purple lines and the Blue Line to O’Hare Airport.

Lake Shore Drive is a short distance away. Crosstown access to I-90/94 and the city’s expressway grid is inconvenient from this location, and can be especially time-consuming before and after Cubs’ games.

Zipcar car sharing locations and DIVVY bike stations are nearby.

The competition

A Lake Shore Drive address still matters to some people, and 3130 North Lake Shore is the only contemporary rental building with an LSD address north of the Gold Coast.

Rentals are typically available in a number of nearby condo buildings, sometimes at lower rents than in the managed apartment buildings.

You’ll find additional options at YoChicago’s at-a-glance list of Lake View, East apartments and rental tips in our Guide to renting in Lakeview.

Share your take on 3130 North Lake Shore

If you’ve visited 3130 North Lake Shore, and are not a real estate agent, add your thoughts in a comment. Comments are moderated, and commercial messages are not allowed.

Note: Planned Property Management is an advertising sponsor of YoChicago.

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A $5.25M Northfield home built in 2013 and completed in 2010 http://yochicago.com/a-5-25m-northfield-home-built-in-2013-and-completed-in-2010/34965/ http://yochicago.com/a-5-25m-northfield-home-built-in-2013-and-completed-in-2010/34965/#comments Tue, 22 Apr 2014 05:06:18 +0000 Joe Zekas http://yochicago.com/?p=34965


According to the current listing, the 7-bedroom home at 2202 Martin Ln in Northfield was built in 2013 and spans approximately 21,000 square feet. The listing has been active at Redfin for 194 days.

The home was complete, except for a few finishing touches, when I walked through it and shot a video in December of 2010. The video was later removed from public view at the request of the owner when the home was taken off the market.

At the time of my walk-through the home was listed as 20,000 square feet in size. Perhaps it’s been expanded in the interim.

The home is currently listed at $5,250,000. It was listed at $5,999,000 at the time of my visit and, according to the listing history at Redfin, dipped as low as $4,999,000 in April of 2011 and rose to $5,999,000 in December of 2012.

The listing description cautions you to “Act now” to acquire “this bargain.”

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High-rise spider talk starts early this year http://yochicago.com/high-rise-spider-talk-starts-early-this-year/34962/ http://yochicago.com/high-rise-spider-talk-starts-early-this-year/34962/#comments Tue, 22 Apr 2014 05:04:27 +0000 Joe Zekas http://yochicago.com/?p=34962

Dan Goodwin, a/k/a SpiderDan, perched high on the John Hancock building’s façade only once, but spiders of another species do it annually.

If you haven’t lived in a Chicago high-rise you might be unaware of the annual spider migration that annoys some residents, frightens others and amuses many who dwell closer to the ground.

Various options for dealing with the spiders, from frogs to blowtorches, are being served up in comments at Reddit in response to a post anticipating the arachnid invasion. Head over there and chime in with your own.

You can also head over to Flickr to see 100s more of our aerial views of Chicago.

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441 West Oakdale apartments, 441 W Oakdale Ave, Lakeview http://yochicago.com/441-west-oakdale-apartments-441-w-oakdale-ave-lakeview/34925/ http://yochicago.com/441-west-oakdale-apartments-441-w-oakdale-ave-lakeview/34925/#comments Tue, 22 Apr 2014 05:02:39 +0000 Joe Zekas http://yochicago.com/?p=34925

441 West Oakdale is a 15-story, 70-unit contemporary high-rise at 441 W Oakdale Ave in Lakeview East.

The building was designed by the architecture firm of Schiff & Freides and completed in 1965. The glazed-green brick on the building’s façade roots it definitively in the 60s.

The apartments

441 West Oakdale has only five studio and 1-bedroom apartments per floor.

Floor plans are available online. As of mid-April 2014, available studios rented for $1,175 and one-bedrooms from $1,460 to $1,550.

Apartments have a mix of wood-look floors and carpeting. Heat and air-conditioning are individually controlled. All-electric kitchens have been updated in a number of the apartments in a variety of finishes.

The apartments have relatively spacious rooms. All of the apartments have balconies – a scarce amenity in Lakeview East.

One-bedroom apartments have a well-defined dining area. The apartments have good closet space. Wall-to-wall windows maximize light in the units.

Views. High-floor south-facing apartments have glimpses of the downtown skyline and good views of the cluster of historic buildings along and just north of Diversey Pkwy.

Amenities, services, policies

441 West Oakdale has limited amenities: a bicycle storage area, a laundry room, and on-site covered parking.

Cats are welcome; dogs aren’t.

The location

441 West Oakdale is on a quiet one-way residential street in Lakeview East, just north of the Lincoln Park neighborhood.

The location is attractive: close to the park and a wide selection of bars, restaurants and neighborhood shops, and two short blocks from Saint Joseph Hospital.

Shopping. 441 West Oakdale has good proximity to grocery shopping.


For starters, Go Grocer is a half-block east and there’s a Convenient Food Mart a block south. The Market Place on Diversey, two short blocks south, is a spot that draws mixed reviews.


Trader Joe’s on Diversey and Walmart Neighborhood Market on Broadway are a few short blocks from the building. The Walmart has a pharmacy and there’s also a new Walgreens at Clark and Diversey.

Anyone setting up housekeeping for the first time will appreciate having Discount Mattress and Bed Bath & Beyond a few short blocks away.

Dining, nightlife, entertainment.
There’s a good selection of bars and restaurants along Clark St and Broadway St north and south of Diversey, but there are also a number of options along Diversey and nearby in the park.

Grill in the Park is a little-noticed spot to grab a quick bite when the weather’s good. The North Pond is a highly-rated restaurant in a tranquil, beautiful setting.


Duffy’s Tavern, Pars Cove and Miss Asia are just a few of the venues you’ll find clustered along Diversey just west of 441 West Oakdale. The popular Yolk opened recently at Pine Grove and Diversey. Expect a wait for breakfast on weekends.


Chipotle, Starbucks, Potbelly and Panera are also on Diversey, within a short walk of 441 West Oakdale.

Century Centre Cinema is just north of Diversey on Clark St.

Parks, recreation.
Lincoln Park, which is a short walk east of 441 West Oakdale, has too many attractions to list.

The Zoo, the Conservatory and its gardens, the landmark Alfred Caldwell Lily Pool, the Peggy Notebaert Nature Museum and other Lincoln Park draws are all within walking distance of the building.


Active recreation opportunities are abundant, some of them unexpected. Fly fishing lessons, for example, are available at nearby North Pond in the park and the golf driving range at Diversey is open year-round. There are clay tennis courts and miniature golf adjacent to the driving range. With a little bit of luck you might strike up a friendship with someone who has a boat in Diversey Harbor.

The park also offers endless opportunities for quiet relaxation.

Transportation. 441 West Oakdale’s access to public transportation is good, but not great.

The #151 bus stops in front of the building and connects to the Loop via Michigan Ave. Other bus routes along Diversey and Broadway are a short walk from the building.

Taxi service is nearly always available outside the building. Zipcar car-sharing locations and DIVVY bike stations are nearby.

Access to I-90/94 and the city’s expressway grid is inconvenient, and can be a source of major misery during peak hours. The building has easy access to Lake Shore Drive.

The competition

You’ll find many additional rental options in the area on our at-a-glance lists of Lincoln Park and Lakeview East apartments.

Rentals are typically available in a number of nearby condo buildings, sometimes at lower rents than in the managed apartment buildings.

You’ll find additional tips and options at YoChicago’s guides to renting in Lincoln Park and renting in Lakeview.

Share your take on 441 West Oakdale

If you’ve lived at or visited 441 West Oakdale, and are not a real estate agent, add your thoughts in a comment. Comments are moderated, and commercial messages are not allowed.

Note: Planned Property Management is an advertising sponsor of YoChicago.

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1000 North LaSalle apartments, Gold Coast adjacent http://yochicago.com/1000-north-lasalle-apartments-gold-coast-adjacent/34933/ http://yochicago.com/1000-north-lasalle-apartments-gold-coast-adjacent/34933/#comments Tue, 22 Apr 2014 05:01:35 +0000 Joe Zekas http://yochicago.com/?p=34933

1000 North LaSalle is a 9-story apartment building situated at the cusp of the River North, Old Town and Gold Coast neighborhoods.

The building was completed in 1981. Barancik Conte & Associates was the architecture firm for the building. Burton Lipman Associates was the general contractor.

The apartments

1000 North LaSalle has studio, 1- and 2-bedroom, 2-bath apartments.

Floor plans are available online. In mid-April 2014 studios were available for $1,265 to $1,325, one bedrooms from $1,545 to $1,725 and two-bedrooms from $2,375.

The apartments have floor-to-ceiling windows and most have space-expanding bay windows.

All-electric kitchens have been updated in a variety of styles and feature ample cabinet space and microwaves. Some of the units have dishwashers.

The apartments have comparatively good closet space. Heat and air-conditioning are individually controlled.

The second bath in two-bedroom apartments has a stall shower, a feature that’s surprisingly rare in the area.

Apartments lack the high ceilings and in-unit washer / dryers found in the new downtown apartment buildings – but rents are substantially lower and living spaces comparatively more generous than in those buildings.

Views. East-facing units offer the best views, with higher-floors having decent views of the skyline.

Amenities, services, policies

1000 North LaSalle has a good mix of amenities for a smaller building.


The building has a well-equipped fitness room, a sundeck, a laundry room and a business center with free Wi-Fi.

1000 North LaSalle is pet-friendly and has what’s probably the largest private dog park in the area.

The building hosts a variety of resident social events throughout the year. Personal and bike storage spaces are available. Reserved parking, both covered and uncovered, is available on-site along with guest parking.

1130 North LaSalle has on-site leasing and management staff, and 24/7 door staff.

The location

1000 North LaSalle is in a keystone location that affords residents walkable access to the Gold Coast, Old Town, Lincoln Park and River North. The immediate area has a strong appeal to all age groups.

Shopping. Residents of 1000 North LaSalle have several major grocery stores nearby, in addition to the popular seasonal farmers market on Division St.

Treasure Island, which bills itself as “America’s most European supermarket,” is two blocks northeast of the property.

Jewel Foods, two blocks north and a short block east, is open 6 am to midnight 6 days a week and 24 hours Sunday.


The new, upscale Plum Market is a block west on Wells St, just north of Division. A new Target recently opened a few blocks west on Division St. A number of convenience stores and delis are near the building.

CVS and Walgreens pharmacies are a few minutes’ walk northeast of the building.


Oak Street boutiques, Michigan Avenue’s Magnificent Mile shops and Water Tower Place are a few minutes’ walk from the building.

Dining, nightlife, entertainment. Residents at 1133 North LaSalle are within a short walk of three major clusters of bars, restaurants and entertainment venues along Wells Street, Division Street and Rush Street, and have ready access to the thriving River North restaurant and nightlife scene.


The pedestrian-friendly Wells Street strip that begins a few blocks from the property is packed with popular bars, sidewalk cafes and comedy clubs, and still retains a few of the quirky shops from its days as a tourist destination.


A short walk from 1000 North LaSalle is the storied Division Street nightlife strip, home to Mothers, the legendary Butch McGuire’s and more than a dozen other establishments.


The Rush Street triangle that frames Mariano Park is one of the most vibrant people-watching, drinking and dining scenes in Chicago.

Parks, recreation. Residents at 1000 North LaSalle have good access to a wide range of parks and recreational activities.

Oak Street Beach, with its spectacular views of the Lake Shore Drive skyline, is a few short blocks east.

Lincoln Park, home to the Zoo, Conservatory, North Avenue Beach and a host of playing fields and other attractions, is just over half a mile north. It’s one of the greatest urban playgrounds in the nation.

Washington Square Park, a tranquil gem, is two blocks southeast of 1000 North LaSalle.

Seward Park, two blocks west, has ball fields and basketball courts for more active recreation.

Transportation. Public transportation from the location is excellent.

The CTA Red Line stop at Clark and Division is a half-block north and a short block east for easy access to the Loop and Cubs and White Sox ballparks.

A variety of CTA bus routes criss-cross the area along Division, State and LaSalle Streets. Buses stop just outside the building


The building is almost equidistant from the Brown / Purple Line stop at Franklin and Chicago and the Red Line stop at State and Chicago.

Access to I-90/94 and the rest of the city’s expressway grid can be slow along Division St during peak hours. If you’re southbound or headed for the Eisenhower Expressway (I-290), Ontario St is a better option.

A ZipCar car-sharing location is on-site and DIVVY bike stations are nearby. Taxis swarm the area 24/7.

The competition

Direct competitors for 1000 North LaSalle include four other Planned Property buildings in the immediate area: 1111 , 1133 and 1330 North Dearborn, and 1120 North LaSalle.

Rentals are typically available in a number of nearby condo buildings, sometimes at lower rents than in the managed apartment buildings.

You’ll find additional tips and options at YoChicago’s Guide to renting on Chicago’s Near North Side and our at-a-glance list of Near North apartments.

1000 North LaSalle in the news

More recent items are listed first.

  • The grass is greener at 1000 North LaSalle’s dog park
  • Barancik designs buildings for people
  • Share your take on 1000 North LaSalle

    If you’ve lived at or visited 1000 North LaSalle recently, and are not a real estate agent, add your thoughts in a comment. Comments are moderated, and commercial messages are not allowed.

    Note: Planned Property Management is an advertising sponsor of YoChicago.

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    Is Flats Chicago practicing review fraud? http://yochicago.com/is-flats-chicago-practicing-review-fraud/34916/ http://yochicago.com/is-flats-chicago-practicing-review-fraud/34916/#comments Mon, 21 Apr 2014 05:06:10 +0000 Joe Zekas http://yochicago.com/?p=34916

    YoChicago has zero tolerance for the comment fraud and review fraud that some inept landlords and rental services seem to find attractive. Our Privacy policy provides that you expressly waive its protections if you engage in deceit on behalf of a business in our comments.

    On April 14 a commenter with the screen name of Ant wrote the following in response to a post about a Flats Chicago renter’s problems with the company:

    I am not really looking to stand up for flats as I have never been in their buildings but it really seems like you have it out to get them…why are you so focused on them? There are so many far worse buildings in our neighborhood. It just seems a bit weird to me.

    Ant’s comment was one of several suspect comments on our post, and his IP address was also the source of comments posted under the screen names of Zorica and Ravi. The IP address is assigned to an IT consultant whose clients include affiliates of Flats Chicago.

    The above Yelp review was posted on behalf of Ant “Ant Muggz” M on April 14. YoChicago commenter Ant had never been in a Flats building while Ant Muggz had recently been to one. There’s reason to believe Ant and Ant Muggz are the same person.

    The email address supplied by YoChicago commenter Ant begins with antmuggs. A Google search for antmuggs leads to the LinkedIn profile pictured above for Anthony Mugnolo, who reports being currently employed as a “Creative Assistant at Flats Chicago.”

    Ant Muggz posted 3 of his 4 Yelp reviews on April 14, several days after our post. His only other review on Yelp was posted last September.

    Yelper Andrew J posted 3 reviews on April 16, his first-ever, including the highly-suspect take on Flats Chicago pictured in the above screen cap.

    Fraudulent reviews and comments are serious offenses in violation of Federal Trade Commission guidelines. Yelp has filed lawsuits against fraudulent reviewers and the FTC and New York Attorney General have hit businesses engaging in the practice with substantial fines.

    There’s a pattern to comments about Flats Chicago on this site. Negative comments come from identifiable individuals who can document that they are Flats residents; positive commenters are anonymous, and some have multiple screen names. Doing business with a company that engages in comment / review fraud is risky and, in my opinion, to be avoided.

    In the devious world of Chicago real estate, there’s always the possibility that Flats Chicago is the victim of a subtle scheme perpetrated by one of its competitors or one of Chicago’s rental services. It’s also possible that Flats Chicago is the victim of a rogue employee. Some might think it possible that people who plant false information are so mentally or morally handicapped that they don’t realize that what they’ve done is wrong. Those all strike me as extremely remote possibilities.

    Note: I reached out to Anthony Mugnolo via email with an outline of the contents of this post and gave him a phone number where he could reach me with any comments or questions. He hasn’t responded, but his Yelp review of Flats was subsequently deleted. We’ve fully documented it with screen caps.

    Added 4/22: The LinkedIn profile pictured at the beginning of this post is no longer available. Another one of his Yelp reviews, which we’ve documented, has been deleted.

    Mugnolo’s Facebook account still reflects his association with Flats Chicago. Will that be the next item to vanish down the memory hole?

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    Twenty-five new apartments headed for Halsted http://yochicago.com/twenty-five-new-apartments-headed-for-halsted/34922/ http://yochicago.com/twenty-five-new-apartments-headed-for-halsted/34922/#comments Mon, 21 Apr 2014 05:05:38 +0000 Joe Zekas http://yochicago.com/?p=34922

    Sappanos Paint closed several years ago after a long run at 2940 N Halsted in Lakeview.

    The one-story building on the site had been completely demolished and workers were stacking up the salvageable brick when I stopped by late last week.

    Plans are in the works for a 4-story all-residential building with 25 apartments. The development is among a quietly growing number of small infill apartment projects underway on Chicago’s north side.

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    350 West Oakdale apartments, 350 W Oakdale Ave, Lakeview http://yochicago.com/350-west-oakdale-apartments-350-w-oakdale-ave-lakeview/34907/ http://yochicago.com/350-west-oakdale-apartments-350-w-oakdale-ave-lakeview/34907/#comments Mon, 21 Apr 2014 05:02:43 +0000 Joe Zekas http://yochicago.com/?p=34907

    350 West Oakdale is a 14-story, 148-unit contemporary high-rise at 350 W Oakdale Ave in Lakeview East.

    The brick and concrete building was completed in 1951, and was one of the first modern high-rises built in Lakeview East. It was designed by the architecture firm of Shaw, Metz & Dolio, which also designed strikingly similar buildings at 3121 N Sheridan, 3130 N Lake Shore and 201 E Walton. The buildings are characterized by horizontal ribbons of windows that alternate with courses of brick and air-conditioning units embedded in the surface.

    At the time it was built 350 West Oakdale targeted singles and young couples without children – largely the same audience it attracts today.

    The apartments

    350 West Oakdale has a mix of studio and 1-bedroom apartments.

    Floor plans are available online. As of mid-April 2014, rents for available studios ranged from $1,095 to $1,145 and one-bedrooms were $1,395 to $1,515.

    Apartments are carpeted and have individual heat and air-conditioning. All-electric kitchens have been updated in a number of the apartments and feature white cabinets and appliances.

    One-bedroom apartments have a large bedroom with a wall of closets. The apartments have good closet space. Wall-to-wall windows maximize light in the units. All of the windows in the building were recently replaced.

    Views. High-floor apartments have decent views in most directions.

    Lower-floor units facing east look out on the Martin Quigley House, 340 W Oakdale, a Tudor Revival reminder of the large homes that once dominated the area. A number of the remaining homes along Oakdale, Wellington and Barry form the Meekerville Historic District.

    Amenities, services, policies

    350 West Oakdale’s amenities package has recently been updated.


    The building has a fitness room and a business center with free Wi-Fi. There’s also a laundry room, and personal and bike storage space.

    The building has on-site covered reserved parking – a scarce amenity in this part of Lakeview.

    350 West Oakdale has a building engineer on-site. Cats are welcome; dogs aren’t.

    The location

    350 West Oakdale is on a one-way residential street in Lakeview East, just north of the Lincoln Park neighborhood.

    It’s an attractive location, close to the park and a wide selection of bars, restaurants and neighborhood shops, and a block from Saint Joseph Hospital.

    Shopping. 350 West Oakdale has good proximity to grocery shopping.


    For starters, Go Grocer is across the street and there’s a Convenient Food Mart a block south. The Market Place on Diversey is a spot that draws mixed reviews.


    Trader Joe’s on Diversey and Walmart Neighborhood Market on Broadway are a few short blocks from the building. The Walmart has a pharmacy and there’s also a new Walgreens at Clark and Diversey.

    Anyone setting up housekeeping for the first time will appreciate having Discount Mattress and Bed Bath & Beyond a few short blocks west.

    Dining, nightlife, entertainment.
    There’s a good selection of bars and restaurants along Clark St and Broadway St north and south of Diversey, but there are also a number of options along Diversey and nearby in the park.

    Grill in the Park is a little-noticed spot to grab a quick bite when the weather’s good. The North Pond is a highly-rated restaurant in a tranquil, beautiful setting.


    Duffy’s Tavern, Pars Cove and Miss Asia are just a few of the venues you’ll find clustered along Diversey just west of 350 West Oakdale. The popular Yolk opened recently at Pine Grove and Diversey. Expect a wait for breakfast on weekends.


    Chipotle, Starbucks, Potbelly and Panera are also on Diversey, within a short walk of 350 West Oakdale.

    Century Centre Cinema is just north of Diversey on Clark St.

    Parks, recreation.
    Lincoln Park has too many attractions to list.

    The Zoo, the Conservatory and its gardens, the landmark Alfred Caldwell Lily Pool, the Peggy Notebaert Nature Museum and other Lincoln Park draws are all within walking distance of the building.


    Active recreation opportunities are abundant, some of them unexpected. Fly fishing lessons, for example, are available at nearby North Pond in the park and the golf driving range at Diversey is open year-round. There are clay tennis courts and miniature golf adjacent to the driving range. With a little bit of luck you might strike up a friendship with someone who has a boat in Diversey Harbor.

    The park also offers endless opportunities for quiet relaxation.

    Transportation. 350 West Oakdale’s access to public transportation is good, but not great.

    The #151 bus stops in front of the building and connects to the Loop via Michigan Ave. Other bus routes along Diversey and Broadway are a short walk from the building.

    Taxi service is nearly always available outside the building. Zipcar car-sharing locations and DIVVY bike stations are nearby.

    Access to I-90/94 and the city’s expressway grid is inconvenient, and can be a source of major misery during peak hours. The building has easy access to Lake Shore Drive.

    The competition

    You’ll find many additional rental options in the area on our at-a-glance lists of Lincoln Park and Lakeview East apartments.

    Rentals are typically available in a number of nearby condo buildings, sometimes at lower rents than in the managed apartment buildings.

    You’ll find additional tips and options at YoChicago’s guides to renting in Lincoln Park and renting in Lakeview.

    Share your take on 350 West Oakdale

    If you’ve lived at or visited 350 West Oakdale, and are not a real estate agent, add your thoughts in a comment. Comments are moderated, and commercial messages are not allowed.

    Note: Planned Property Management is an advertising sponsor of YoChicago.

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    1111 North Dearborn apartments, Gold Coast http://yochicago.com/1111-north-dearborn-apartments-gold-coast/34850/ http://yochicago.com/1111-north-dearborn-apartments-gold-coast/34850/#comments Mon, 21 Apr 2014 05:01:56 +0000 Joe Zekas http://yochicago.com/?p=34850

    1111 North Dearborn is a 32-story, 286-unit, full-amenity apartment tower.

    The building was completed in 1981, making it the second newest rental high-rise in a true Gold Coast location.

    Capital Associates Development was the developer, Barancik Conte the architecture firm and Burton Lipman Associates the general contractor. The broad white verticals that typify many of Barancik Conte’s buildings are a familiar sight in downtown Chicago.

    The apartments

    1111 North Dearborn has a mix of studio, 1-, 2- and 3-bedroom apartments.

    Floor plans are available online. In mid-April 2014 available studios rented from $1,350, 1-bedrooms from $1,675, 2-bedrooms from $2,350 and 3-bedrooms from $3,100.

    The apartments have space-expanding bay windows. One and two-bedroom units have a well-defined dining area. Three-bedroom apartments have been created from two-bedroom floor plans.

    Kitchens have been updated in a variety of styles and feature ample cabinet space, dishwashers in select units, built-in microwaves and electric ranges.

    All of the units have comparatively good closet space. Heat and air-conditioning are individually controlled.

    Apartments lack the high ceilings and in-unit washer / dryers found in the new apartment buildings – but rents are substantially lower than in those buildings, and room sizes and closets are typically more spacious.

    Views. East-facing units offer the best views, especially from lower floors.

    High-floor south-facing units have views over River North to the Loop. Bay windows expand the views from many of the units.

    Amenities, services, policies

    1111 North Dearborn has a full suite of amenities, including an outdoor pool and sundeck that’s the highest among Gold Coast apartment buildings.


    The fitness center is adjacent to the pool.

    The building has a business center with free Wi-Fi.

    Bike and personal storage spaces are available. The building has a receiving room for deliveries.

    Reserved parking and guest parking are available in the on-site garage. Vintage buildings in the area lack on-site parking, and parking in the area is scarce and expensive.

    The building has on-site leasing, management and maintenance staff, a valet dry cleaners and 24/7 door staff. Cats are welcome; dogs aren’t.

    The location

    1111 North Dearborn is in a very attractive, steps-to-everything location on a tree-lined street with a neighborhood feel.

    The immediate area has strong appeal to all age groups and an almost-indescribably rich array of dining, nightlife and recreational options.

    Shopping. Residents of 1111 North Dearborn have convenient access to several major grocery stores, in addition to the popular seasonal farmers market on Division St.

    Treasure Island, which bills itself as “America’s most European supermarket,” is a block northwest of the property.

    Jewel Foods, two short blocks north and another short block west, is open 6 am to midnight 6 days a week and 24 hours Sunday.


    The new, upscale Plum Market is a few blocks west on Wells St, just north of Division. A new Target recently opened on Division St, half a mile west. A number of convenience stores and delis are near the building.

    CVS and Walgreens pharmacies are nearby.

    Glamorous Oak Street boutiques and Michigan Avenue’s Magnificent Mile shops and Water Tower Place are a few minutes’ walk from the building.

    Dining, nightlife. One of the densest, most interesting restaurant and nightlife clusters in Chicago – what some call the Viagra Triangle – is a short block east of 1111 North Dearborn.


    Locals just call it “the triangle,” after the shape of Mariano Park.


    Two short blocks north is the storied Division Street nightlife strip, home to Bootleggers, the legendary Butch McGuire’s and more than a dozen other establishments.

    Parks, recreation. Residents at 1111 North Dearborn have good access to a variety of parks and recreational activities.

    Oak Street Beach, with its spectacular views of the Lake Shore Drive skyline, is two short blocks east.

    The fabulous Lincoln Park, home to the Zoo, Conservatory, North Avenue Beach and a host of playing fields and other attractions, is half a mile north.

    Washington Square Park, a tranquil gem, is a few blocks south of 1111 North Dearborn, and Seward Park is a few blocks west for more active recreation.

    Resident kids and their visiting friends will head for Goudy Square Playlot on landmark-laden Astor Street, a few minutes’ walk from 1111 North Dearborn.

    Transportation. Public transportation is excellent.

    The CTA Red Line stop at Clark and Division is two blocks north and a block west.

    A variety of CTA bus routes criss-cross the area along Division, State and LaSalle Streets.

    Access to I-90/94 and the rest of the city’s expressway grid can be slow along Division St during peak hours. If you’re southbound or headed for the Eisenhower Expressway (I-290), Ontario St is a better option.

    A ZipCar location is on-site and DIVVY bike stations are a block away. Taxis swarm the area 24/7.

    The competition

    Direct competitors for 1111 North Dearborn include four other Planned Property buildings in the immediate area: 1133 North Dearborn, 1330 North Dearborn, and 1000 and 1120 North LaSalle. Elm Street Plaza is at the north end of the block from 1111 North Dearborn.

    Rentals are typically available in a number of nearby condo buildings, sometimes at lower rents than in the managed apartment buildings.

    You’ll find additional tips and options at YoChicago’s Guide to renting on Chicago’s Near North Side and our at-a-glance list of Near North apartments.

    Share your take on 1111 North Dearborn

    If you’ve lived at or visited 1111 North Dearborn recently, and are not a real estate agent, add your thoughts in a comment. Comments are moderated, and commercial messages are not allowed.

    Note: Planned Property Management is an advertising sponsor of YoChicago.

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    Do smoke-free apartment buildings outnumber unicorns? http://yochicago.com/do-smoke-free-apartment-buildings-outnumber-unicorns/34890/ http://yochicago.com/do-smoke-free-apartment-buildings-outnumber-unicorns/34890/#comments Fri, 18 Apr 2014 05:06:46 +0000 Joe Zekas http://yochicago.com/?p=34890

    Yesterday’s email included the following from a resident of a River North high-rise with a smoke-free policy:

    I have had smokers on my floor for some time now – since last summer. The building I live in is ‘smoke free.’ I have notified the front office staff numerous times over the last 9 months about the smoke on my floor. They claim there is lengthy process to get rid of these tenants even though the no smoke addendum is in our lease and we all sign it.

    I’ve found the door staff in a high-rise to be a good source of information about life in the building. That’s not to say that they’ll tell you some of the things they tell me.

    What I hear is that smoke-free high-rises are as common as unicorns – they simply don’t exist in the real world. It’s easy to get smokers to sign a pledge, not so easy to get them to honor it, and difficult to enforce.

    The smoke I typically smell in high-rises – and I smell it fairly often – is the kind that’s now legal in Colorado.

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    Hyde Park’s Vue53 moving forward http://yochicago.com/hyde-parks-vue53-moving-forward/34892/ http://yochicago.com/hyde-parks-vue53-moving-forward/34892/#comments Fri, 18 Apr 2014 05:05:56 +0000 Joe Zekas http://yochicago.com/?p=34892

    McHugh Construction, the general contractor for Vue53, announced on its Facebook page that it will be hosting an outreach event on Thursday, April 24, for qualified union subcontractors interested in working on the development.

    Additional signs that Vue53 is progressing include the dismissal of a lawsuit aimed at stopping construction of the project, and the recent demolition of the Mobil gas station on the site. Opponents of the project plan to appeal the adverse decision.

    Vue53 is targeting completion in the fall of 2015. The development includes 267 apartments and ground-floor retail space.

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    New listing: a Lincoln Park triplex rowhouse with two income units http://yochicago.com/new-listing-a-lincoln-park-triplex-rowhouse-with-two-income-units/34894/ http://yochicago.com/new-listing-a-lincoln-park-triplex-rowhouse-with-two-income-units/34894/#comments Fri, 18 Apr 2014 05:04:30 +0000 sponsored post http://yochicago.com/?p=34894

    The fully-renovated triplex at 2323-25 N Halsted boasts 4 bedrooms, 3 ½ baths, high ceilings, parking and wonderful vintage touches. The home has elaborate crown and baseboard moldings, an original fireplace mantle, plaster medallions and period fixtures.

    Directly adjacent to the owner’s unit are two apartments that rent easily for a total of $3,000 per month. The property has just been listed for sale for $1,395,000.

    Owner / agent David Nadler of City Ranch Real Estate and master painter Keith Morey of Morey Painting are your hosts in the video. Morey talks about the steps he undertook to make the home appealing to buyers — and to satisfy them once they’ve moved in.

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    Gold Coast, Lincoln Park and Lakeview apartments http://yochicago.com/gold-coast-lincoln-park-and-lakeview-apartments/34896/ http://yochicago.com/gold-coast-lincoln-park-and-lakeview-apartments/34896/#comments Fri, 18 Apr 2014 05:02:03 +0000 sponsored post http://yochicago.com/?p=34896

    Planned Property owns and manages more than 3,000 apartments in twenty-eight Gold Coast, Lincoln Park and Lakeview buildings in prime locations. The buildings range from walk-ups to contemporary mid-rises to vintage and modern high-rises. Read on for rent and availability information at each of the buildings.

    Our featured building this week is 3130 N Lake Shore Dr, a pet-friendly contemporary high-rise with views of Belmont Harbor, where updated studio and 1-bedroom apartments are currently available.

    The Google spreadsheet, above, shows you what’s for rent in each of our buildings, and what the rent is for available apartments. You can click on the address of a building to see additional information, including floor plans, and click the View link for a video tour of the building and the immediate neighborhood. Use the scroll bars to see additional info.

    Start your apartment search with Planned Property. If you book an appointment online, you’ll receive up to a $300 discount on your first month’s rent.

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    Available MLS-listed downtown rentals at 6-month low http://yochicago.com/available-mls-listed-downtown-rentals-at-6-month-low/34880/ http://yochicago.com/available-mls-listed-downtown-rentals-at-6-month-low/34880/#comments Thu, 17 Apr 2014 05:06:49 +0000 Joe Zekas http://yochicago.com/?p=34880

    Just over 1,000 homes and condos were listed as available for rent yesterday in the 14 downtown ZIP Codes that we track. The 1,008 listings were the lowest number we’ve seen in more than 6 months.

    Available units in South Loop ZIP Code 60605 dropped from 130 early last October to 87 yesterday, a one-third reduction.

    This is the time of year when we usually see a spike in “Address not available” listings. It’s no coincidence that these listings are almost always represented by one of Chicago’s rental services rather than by a full-service brand-name broker.

    MLS-listed condos are often very price-competitive with nearby managed rental buildings, but the rental services typically don’t show them. Our take: they’d rather steer a renter to a building where they don’t have to split their commission with another broker. Rental service agents, many of whom are rookies, frequently don’t know how to navigate the process of getting a renter approved for a condo lease or prefer to avoid the time and work involved in doing so.

    Tip: Make yourself unavailable to “Address not available” listings from rental services.

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    Spacious three-bedrooms for rent at Chestnut Tower http://yochicago.com/spacious-three-bedrooms-for-rent-at-chestnut-tower/34877/ http://yochicago.com/spacious-three-bedrooms-for-rent-at-chestnut-tower/34877/#comments Thu, 17 Apr 2014 05:03:54 +0000 Joe Zekas http://yochicago.com/?p=34877

    Two high-floor 3-bedroom, 3-bath homes will be available in June at Chestnut Tower, 121 W Chestnut St.

    The unusually spacious homes span 1,920 square feet and have hardwood floors, in-unit washer / dryers and renovated kitchens and baths. Kitchens open to a large living / dining area with two walls of windows. Rent for the units is $4,965 and $5,175.

    Chestnut Tower is pet-friendly and has a private dog park. The building has 24/7 door staff, a business center, fitness center and a rooftop resident lounge with an adjacent sundeck that serves up sweeping views of the skyline.

    Chestnut Tower is within the attendance boundaries of Ogden International School, one of the city’s more sought-after public elementary schools. Washington Square Park, a tranquil oasis, is just north and east of the building.

    Join me in the video for a tour of Chestnut Tower, a visit to a 3-bedroom apartment and a look at the immediate neighborhood. You can get an in-depth look at Chestnut Tower at our apartment review page.

    Note: Chestnut Tower is a YoChicago sponsor.

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    Illinois ranks third in seriously underwater mortgages http://yochicago.com/illinois-ranks-third-in-seriously-underwater-mortgages/34883/ http://yochicago.com/illinois-ranks-third-in-seriously-underwater-mortgages/34883/#comments Thu, 17 Apr 2014 05:02:58 +0000 Joe Zekas http://yochicago.com/?p=34883

    RealtyTrac today released its U.S. Home Equity & Underwater Report for the first quarter of 2014. Thirty percent of all Illinois homes with a mortgage were seriously underwater, i.e. had a combined loan amount secured by the property at least 25 percent higher than the property’s estimated market value. Illinois ranked third behind Nevada (34%) and Florida (31%).

    According to RealtyTrac:

    … 9.1 million U.S. residential properties were seriously underwater — where the combined loan amount secured by the property is at least 25 percent higher than the property’s estimated market value — representing 17 percent of all properties with a mortgage in the first quarter.

    The first quarter negative equity numbers were down to the lowest level since RealtyTrac began reporting negative equity in the first quarter of 2012. In the fourth quarter of 2013, 9.3 million residential properties representing 19 percent of all properties with a mortgage were seriously underwater, and in the first quarter of 2013 10.9 million residential properties representing 26 percent of all properties with a mortgage were seriously underwater. The recent peak in negative equity was the second quarter of 2012, when 12.8 million U.S. residential properties representing 29 percent of all properties with a mortgage were seriously underwater.

    The universe of equity-rich properties — those with at least 50 percent equity — grew to 9.9 million representing 19 percent of all properties with a mortgage in the first quarter, up from 9.1 million representing 18 percent of all properties with a mortgage in the fourth quarter of 2013.

    Another 8.5 million properties were on the verge of resurfacing in the first quarter, with between 10 percent negative equity and 10 percent positive equity. This segment represented 16 percent of all properties with a mortgage in the first quarter. That was compared to 8.3 million properties representing 17 percent of all properties with a mortgage in the fourth quarter of 2013.

    Fewer distressed properties had negative equity in the first quarter, with 45 percent of all properties in the foreclosure process seriously underwater — down from 48 percent in the fourth quarter of 2013 and down from 58 percent in the first quarter of 2013. Conversely, the share of foreclosures with positive equity increased to 35 percent in the first quarter, up from 31 percent in the fourth quarter and up from 24 percent in the third quarter of 2013.

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    No visible progress at Bronzeville’s Rosenwald Apartments http://yochicago.com/no-visible-progress-at-bronzevilles-rosenwald-apartments/34885/ http://yochicago.com/no-visible-progress-at-bronzevilles-rosenwald-apartments/34885/#comments Thu, 17 Apr 2014 05:01:35 +0000 Joe Zekas http://yochicago.com/?p=34885

    It’s been nearly two years since I spent a good chunk of two days walking the area around the Rosenwald Apartments, a massive abandoned complex at 47th and Michigan. Members of Rosenwald for All, a group of neighbors who live near the building, accompanied me for part of the time and shared their thoughts in the above video.

    Last October the City Council approved $25 million in TIF funding for the project’s renovation.

    I stopped by for an updated look on Tuesday, and the scene was almost identical to the above photo, shot in July of 2012.

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    Wilmette teardowns are back http://yochicago.com/wilmette-teardowns-are-back/34875/ http://yochicago.com/wilmette-teardowns-are-back/34875/#comments Wed, 16 Apr 2014 05:07:07 +0000 Joe Zekas http://yochicago.com/?p=34875

    Travel back in time to the spring of 2006 and you would have found more than 100 homes on the Village of Wilmette’s list of pending and approved demolition permits. We documented them at the time in five separate Flickr albums:

    East Wilmette, from Green Bay Rd east to Lake Michigan.

    East Central Wilmette, from Green Bay Rd west to Ridge Rd.

    North Central Wilmette, from Ridge Rd west to Hibbard Rd, north of Lake Ave.

    West Central Wilmette, from Ridge Rd west to Locust Rd, south of Lake Ave.

    West Wilmette, west of Locust Rd south of Lake Ave, and west of Hibbard Rd north of Lake Ave.

    Teardown activity in Wilmette and other North Shore suburbs came to a virtual halt with the collapse of the real estate market, but it’s on the rise again. Forty-one demolition permits were pending or approved in Wilmette in 2013.

    The home pictured above is at 442 Beverly Dr. Like many of the homes being demolished it dated to the late 50s or early 60s, had become functionally obsolescent, and was only about a third the size of the home that’s likely to replace it.

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    An update on Shops and Lofts at 47 http://yochicago.com/an-update-on-shops-and-lofts-at-47/34867/ http://yochicago.com/an-update-on-shops-and-lofts-at-47/34867/#comments Wed, 16 Apr 2014 05:06:53 +0000 Joe Zekas http://yochicago.com/?p=34867

    The groundbreaking for the long-dormant Shops and Lofts at 47, 47th St and Cottage Grove, occurred just over a year ago and the development was slated to open “in early 2014.” It’s been seven years and a day since we first wrote about the project.

    Early 2014 has come and gone, but the project appeared to be nearing completion when I stopped by yesterday afternoon.

    A Walmart Neighborhood Market will occupy about 80% of the retail space. The balance of the development includes 96 units of mixed-income housing.

    The Sutherland, a historic property at 4659 S Drexel in Hyde Park / Kenwood, was recently renovated into studio, 1- and 2-bedroom apartments.

    These sizable projects are likely to spur further development along this stretch of 47th Street.

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    North lakefront MLS-listed rentals on the rise http://yochicago.com/north-lakefront-mls-listed-rentals-on-the-rise/34870/ http://yochicago.com/north-lakefront-mls-listed-rentals-on-the-rise/34870/#comments Wed, 16 Apr 2014 05:05:05 +0000 Joe Zekas http://yochicago.com/?p=34870

    The number of MLS-listed homes and condos available for rent in six north lakefront ZIP Codes from Lincoln Park to Rogers Park is 16% higher than it was six weeks ago, and 35% higher than at the same time two years ago.

    The 668 units currently available for rent represent only a 3% increase since the beginning of the year.

    MLS-listed condo rentals are typically very competitive with the rents at managed apartment buildings, and are often priced significantly lower. The KoenigRubloff Realty Group website makes it easy for you to search MLS-listed rentals by neighborhood, ZIP Code and address and view the results on a map or list.

    Note: KoenigRubloff is a client of YoChicago’s parent firm.

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    Don’t respond to blind real estate help wanted ads http://yochicago.com/dont-respond-to-blind-real-estate-help-wanted-ads/34872/ http://yochicago.com/dont-respond-to-blind-real-estate-help-wanted-ads/34872/#comments Wed, 16 Apr 2014 05:02:23 +0000 Joe Zekas http://yochicago.com/?p=34872

    You’ll frequently see help wanted ads on Craigslist from real estate firms seeking to hire leasing agents or experienced brokers.

    If the ad was placed on behalf of a licensed rental service or real estate broker and doesn’t name the firm, the ad is a violation of the Illinois Real Estate License Act.

    The firm that placed the ad is either ignorant of its legal obligations or willfully ignoring them. In either case, it’s not a firm you want to consider joining. In a world that Google documents relentlessly, you might be permanently tainting your employment history and limiting your future options.

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    Alderman’s Facebook page announces new Ravenswood development http://yochicago.com/aldermans-facebook-page-announces-new-ravenswood-development/34856/ http://yochicago.com/aldermans-facebook-page-announces-new-ravenswood-development/34856/#comments Tue, 15 Apr 2014 05:06:27 +0000 Joe Zekas http://yochicago.com/?p=34856

    News about new developments surfaces in many venues. On April 12th, the Facebook page for 47th Ward Alderman Ameya Pawar announced a proposed development at the northwest corner of Clark and Lawrence, a site that’s been vacant for more than half a dozen years.

    The site is zoned B2-3, which would allow a mixed-use retail / residential development with a square footage equal to three times the lot area. According to Ald. Pawar’s Facebook page, Candea Development is proposing ground-floor retail with residences above.

    Ald. Pawar credited the new Mariano’s and McPherson Elementary School as factors that “helped us secure this new project.” The Mariano’s has created a lot of local excitement. McPherson has its enthusiasts, but its test scores haven’t ranked it among the higher-performing neighborhood schools.

    Two developments immediately adjacent to the Clark and Lawrence site have seen strong sales. Forty units sold fairly quickly at the 4846 Clark condos and the Backyard Andersonville townhomes are nearing a sellout. Condos in the 4700 block of Clark Street have sold recently for more than $400K.

    The location has a number strengths, including equidistance from Red Line and Metra stops, the expansion of the Andersonville scene toward Lawrence and proximity to Chase Park, a half-block to the south. The popular park has an outdoor pool, tennis courts, ball fields, a newer playground, a running track and a field house.

    We visited Chase Park a year ago for an Easter Egg hunt that drew a crowd.

    According to Ald. Pawar, Candea Development will be building the new project.

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    Is Quantum Apartments vandalizing your neighborhood? http://yochicago.com/is-quantum-apartments-vandalizing-your-neighborhood/34859/ http://yochicago.com/is-quantum-apartments-vandalizing-your-neighborhood/34859/#comments Tue, 15 Apr 2014 05:05:44 +0000 Joe Zekas http://yochicago.com/?p=34859

    Can there really be a business brain-dead enough to document acts of vandalism on its behalf on YouTube? There apparently can, and its name is Quantum Apartments.

    Last week we saw one of Quantum’s signs tacked to a utility pole in Roscoe Village.

    A search for information about the company quickly surfaced a number of videos at YouTube, including the one from which we took these screen caps. If you see this kind of activity taking place, call the police and take a photograph to document the offense. If your neighborhood has been vandalized by this activity, contact your alderman’s office or dial 311.

    According to the Illinois Secretary of State‘s office Velvet Blueprint LLC d/b/a Quantum Apartments was involuntarily dissolved more than two years ago. Velvet Blueprint’s broker license expired in October of 2012. Quantum Apartments Inc was incorporated less than a month ago. IDFPR’s license lookup site surfaces no broker license for the company.

    Yelp reviews and the company’s YouTube channel indicate that the company continued to do business after the expiration of its broker license.

    Quantum Apartments has been on our rental service do-not-call list for well over a year.

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    domu is a must-visit site for Chicago’s small landlords http://yochicago.com/domu-is-a-must-visit-site-for-chicagos-small-landlords/34853/ http://yochicago.com/domu-is-a-must-visit-site-for-chicagos-small-landlords/34853/#comments Tue, 15 Apr 2014 05:04:43 +0000 Joe Zekas http://yochicago.com/?p=34853

    Small to medium-sized Chicago landlords should check in periodically at domu’s blog and Advice for landlords page. The site is an excellent source of information about legal trends and practical issues.

    Recent landlord-oriented posts at domu’s blog have focused on Illinois Appellate Court decisions, security deposit trends and tenant screening options.

    domu is also a viable advertising alternative or addition to Craigslist for landlords and brokers with exclusive listings for apartments.

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    Lennar acquires West Loop site for new apartments http://yochicago.com/lennar-acquires-west-loop-site-for-new-apartments/34863/ http://yochicago.com/lennar-acquires-west-loop-site-for-new-apartments/34863/#comments Tue, 15 Apr 2014 05:02:03 +0000 Joe Zekas http://yochicago.com/?p=34863

    It was exactly four years ago today that we first wrote about about Taxman Corporation’s Gateway development plan.

    The project, at the southeast corner of Madison and Green, has been scaled back several times since the original rendering, above. Chicago Real Estate Daily reported yesterday that a Lennar Corp affiliate has acquired the site. The most recent plans contemplate a 17-story, 167-unit apartment building with 95 parking spaces. The building is slated to have a rooftop amenities deck with an outdoor pool.

    We’ve updated our list of new downtown apartment projects to reflect the scaled back number of units and Taxman’s departure from the scene.

    You can see more recent renderings of the project at Curbed.

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    Does OneEleven have downtown Chicago’s worst two-bedroom floor plan? http://yochicago.com/does-oneeleven-have-downtown-chicagos-worst-two-bedroom-floor-plan/34840/ http://yochicago.com/does-oneeleven-have-downtown-chicagos-worst-two-bedroom-floor-plan/34840/#comments Mon, 14 Apr 2014 05:06:00 +0000 Joe Zekas http://yochicago.com/?p=34840

    Related Midwest’s newest apartment tower, OneEleven at 111 W Wacker Dr, has a great location that will serve up glorious views along the Chicago River from north-facing units.

    The building began its life as Waterview Tower. It was originally slated to rise 90 stories and include 233 condominiums and a Shangri-La Hotel on the 12th through 27th floors. Construction on the project halted in 2008 after the hotel floors were largely complete. It resumed late in 2012 when Related Midwest acquired the project for development of a 60-story building with 504 apartments.

    The first apartments at OneEleven are now being marketed for July 1st occupancy. They’re on the lower floors, and the switch-over from hotel to apartments has resulted in some less-than-optimal layouts.

    My first reaction when I looked at the floor plan for a southeast corner 2-bedroom, 2-bath renting for $3,875 was that it just might be the worst 2-bedroom floor plan in downtown Chicago.

    A lot of space in the apartment is lost to travel corridors. Both bedrooms are smaller than their counterparts at all of the newer Loop buildings, except for Coast which has a smaller second bedroom on several plans.

    The master bedroom’s space is compromised by a large structural column and the master closet comes up way short of what you’d expect in a luxury apartment. Another column complicates furniture placement in the living / dining area. The kitchen has limited cabinet space.

    Don’t expect the views from these southeast corner units to compensate for the awkward floor plan. The south wall is directly across an alley from the 27-story 203 N LaSalle building. East windows may offer a glimpse of the river.

    OneEleven is promising “exceptional amenities” and “hospitality-level service.”

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    A tour of Halsted Flats’ new model apartments http://yochicago.com/a-tour-of-halsted-flats-new-model-apartments/34845/ http://yochicago.com/a-tour-of-halsted-flats-new-model-apartments/34845/#comments Mon, 14 Apr 2014 05:05:06 +0000 sponsored post http://yochicago.com/?p=34845

    Halsted Flats, 3740 N Halsted, is the first new full-amenity apartment high-rise to be built in Lakeview in the last 30 years.

    Halsted Flats opened recently and has been renting rapidly, with the studios being one of the most popular layouts.

    Join YoChicago for a look at the just-opened studio, one- and two-bedroom, two-bath model apartments – and the panoramic views from a twelfth-floor balcony.

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    How to tell a Chicago rental service you’re an easy mark http://yochicago.com/how-to-tell-a-chicago-rental-service-youre-an-easy-mark/34842/ http://yochicago.com/how-to-tell-a-chicago-rental-service-youre-an-easy-mark/34842/#comments Mon, 14 Apr 2014 05:03:53 +0000 Joe Zekas http://yochicago.com/?p=34842

    There are lots of ways to signal Chicago rental services a/k/a apartment locators a/k/a apartment finders that you’re an easy mark.

    The best way to communicate that you’re an easily-played sucker is to walk into a rental service office, accept whatever agent you’re assigned to, describe your requirements and visit apartments the same day expecting to see suitable ones.

    Merely by walking into a rental service without an appointment you’ve created an expectation that you’re terribly naïve, incredibly lazy or don’t much care where you live.

    When you meet your assigned agent, exchange pleasantries and begin describing your requirements you’ve reinforced that impression. The agent might be a know-nothing rookie who started yesterday, a veteran con artist with a horrible record and reputation – or a convicted criminal who’s just made bail on his most recent arrest.

    If you head for the car with an agent you haven’t carefully vetted for properties whose addresses and landlords you haven’t researched, you’ve made it clear, beyond a reasonable doubt, that you’re a slow-flying pigeon just begging to be had.

    I have a habit of asking landlords and management companies for the names of good rental services. Their unanimous response has been that there are no good firms, and only a very few rental service agents who behave professionally.

    Black letter law: don’t ever walk into a rental service without knowing who you’ll be meeting and exactly where you’ll be going.

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    A birthday and a bridge at K2 luxury apartments http://yochicago.com/a-birthday-and-a-bridge-at-k2-luxury-apartments/34848/ http://yochicago.com/a-birthday-and-a-bridge-at-k2-luxury-apartments/34848/#comments Mon, 14 Apr 2014 05:02:50 +0000 sponsored post http://yochicago.com/?p=34848

    On Thursday evening, April 10, a crowd of people who built K2 and who live in it gathered to celebrate the anniversary of the luxury apartment building’s opening.

    The event was also the occasion for the ribbon-cutting for the new bridge that connects K2′s luxury apartments directly to the adjacent Jewel-Osco supermarket and pharmacy, Radio Shack, Chase Bank and a variety of local services.

    Steve and Randy Fifield, the developers, hosted the event, which featured food and beverages and music from The Jubilant Singers.

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    Ask American Realty’s Dan Dantuma about his drug arrests http://yochicago.com/ask-american-realtys-dan-dantuma-about-his-drug-arrests/34820/ http://yochicago.com/ask-american-realtys-dan-dantuma-about-his-drug-arrests/34820/#comments Fri, 11 Apr 2014 05:06:46 +0000 Joe Zekas http://yochicago.com/?p=34820

    American Realty’s Dan Dantuma had 135 repetitive ads on Craigslist as of mid-morning yesterday. More than 80% of them were for a single apartment, a junior 1-bedroom at Gold Coast Galleria, 111 W Maple.

    Reading the same ad over and over and over again prompted me to learn more about Dan, and an online search turned up arrest records.

    Dan Dantuma’s online history starts in 1993 when he was charged in Elgin with three counts of burglary, one count of attempted burglary and four counts of possession of burglary tools.

    Skip ahead to 2009 when the Chicago Police, accompanied by a drug-sniffing canine, executed a search warrant and arrested Dantuma (pdf) after finding, among other items, “232 grams of cannabis valued at $3,712; 83 grams of cocaine with an estimated street value of $9,650″ and a small amount of heroin.

    Dantuma was arrested in May of 2012 on a Class 2 felony charge of possession of between 500 and 2,000 grams of cannabis.

    I called Dantuma, introduced myself, told him I was writing about him and asked whether any of his arrests had resulted in convictions or guilty pleas. His response: “I wouldn’t be giving you any information on that.” When I asked him to confirm that his first arrest was in Elgin for burglary, he hung up.

    We caution you to remember that an arrest is not a conviction – and that you won’t necessarily find all of an individual’s arrests or convictions online.

    Dantuma’s Facebook page reports that he’s worked at American Realty since May 2011.

    American Realty advertises frequently on Craigslist for new leasing agents. According to the company’s careers website, a “Clean Criminal Background” is required.

    I contacted Daniel Kahn of American Realty to inquire about the meaning of that phrase. I informed him of Dantuma’s record and that I was writing about it. He suggested that what I was doing might be defamatory and that I ought to contact Lyle Jacobson, who he identified as one of the owners. Kahn hung up on me with the following: “Make this the last time you contact me or I’ll sue you. Have a good day.”

    I placed a call to Lyle Jacobson, waited on hold for 6 minutes, hung up, called back, waited on hold for another 5 minutes and left a message for Jacobson with the person who answered the phone. Jacobson did not return my call.

    American Realty, 2922 N Clark, has two negative reviews at Yelp and 22 flagged reviews – all of them giving the company a 5-star rating. American Realty Pros, 2922 N Clark, a closed affiliate, had 16 1-star reviews at Yelp, a 2-star review and 50 flagged reviews, 3 of which granted 4 stars and 31 of which gave 5 stars.

    Do you know who’s showing your apartment when you’re not home?

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    What’s for rent in the Gold Coast, Lincoln Park and Lakeview http://yochicago.com/whats-for-rent-in-the-gold-coast-lincoln-park-and-lakeview/34823/ http://yochicago.com/whats-for-rent-in-the-gold-coast-lincoln-park-and-lakeview/34823/#comments Fri, 11 Apr 2014 05:05:52 +0000 sponsored post http://yochicago.com/?p=34823

    Planned Property owns and manages more than 3,000 apartments in twenty-eight Gold Coast, Lincoln Park and Lakeview buildings in prime locations. The buildings range from walk-ups to contemporary mid-rises to vintage and modern high-rises. Read on for rent and availability information at each of the buildings.

    Our featured building this week is 2756 N Pine Grove, a vintage high-rise on the cusp of Lincoln Park and Lakeview, within a short walk of grocery shopping, bars, restaurants, public transportation and the park and lake.

    One-bedrooms at 2756 N Pine grove are available from $1,345 to $1,500 and 2-bedrooms at $1,900. The apartments have wood-look flooring and individual air-conditioning. Updated kitchens are available in a variety of finishes.

    Building amenities include a business center with free Wi-Fi, bike storage and a rooftop sundeck. The popular Yolk restaurant just opened in the building. Cats and dogs under 40 pounds are welcome.

    The Google spreadsheet, above, shows you what’s for rent in each of our buildings, and what the rent is for available apartments. You can click on the address of a building to see additional information, including floor plans, and click the View link for a video tour of the building and the immediate neighborhood. Use the scroll bars to see additional info.

    Start your apartment search with Planned Property. If you book an appointment online, you’ll receive up to a $300 discount on your first month’s rent.

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    Know your rights when your apartment is being shown http://yochicago.com/know-your-rights-when-your-apartment-is-being-shown/34826/ http://yochicago.com/know-your-rights-when-your-apartment-is-being-shown/34826/#comments Fri, 11 Apr 2014 05:04:40 +0000 Joe Zekas http://yochicago.com/?p=34826

    Some Chicago landlords would like tenants to believe that a clause in the lease they signed waives or limits their right to 2 days’ advance notice before their apartment is shown to prospective renters. Any such provision in a lease is in violation of the Chicago Residential Landlord Tenant Ordinance (CRLTO) and is unenforceable.

    Landlords and the rental services they employ to rent apartments often try to bully tenants into allowing their place to be shown on short notice – or even no notice. Landlords have also been known to give a blanket notice that the apartment will be shown daily during the 60 days prior to lease expiration.

    The CRLTO provides that a landlord can only show a unit to prospective tenants 60 days or less before a lease expires, and must give two days’ advance notice, in writing or by phone, before a showing. A blanket notice is not proper notice: it would gut the rights the CRLTO grants tenants. Showings must be at reasonable times, and showings between 8 a.m. and 8 p.m. are presumed reasonable. A tenant can agree to a shorter notice period, but has no obligation to do so, and can revoke any agreement at any time.

    It’s reasonable to ask anyone you don’t know to present proper identification before allowing them into your apartment. You wouldn’t allow someone claiming to be with a utility company into your apartment without ID, so why would you allow a rental agent to enter without ID? Ask to see a state-issued photo ID or driver’s license and the sponsor card or pocket card a licensed agent is required by state law to carry at all times when doing business. Be sure that they correspond – it’s not unheard of for rental services to issue multiple copies of a sponsor card to different individuals.

    If an agent is new and operating under the 120-day permit that the law allows, insist on seeing a copy of the permit application. New agents may be naïve about the people they’re showing apartments to. You shouldn’t be, but should be especially vigilant with new agents. Don’t allow any agent to let their prospects wander unattended into areas of your apartment, especially areas where you might have valuables or medication.

    What can you do if an agent shows up without proper notice? You can refuse entry, and shouldn’t hesitate to do so, which helps ensure that the same agent won’t violate the rule again at your apartment. You can also take a more creative approach and ask to be compensated on the spot, in cash, for the lack of notice. A $10 to $20 fee would be reasonable. You should also document each instance of disregard of your legal rights and call it to your landlord’s attention. Repeated disregard may constitute harassment under the CRLTO and entitle you to seek compensation from your landlord.

    Chicago’s rental services routinely ignore their legal obligations and renter rights. By insisting that they observe your rights with regard to showings, you can help bring them into compliance and help other tenants in the process.

    If you’re looking to rent, don’t just walk into a rental service and expect to be shown anything but vacant apartments the same day. If a rental service agent takes you to occupied apartments without proper notice, ditch that agent immediately and find a more professional, experienced one to work with. Insist on seeing photo identification and license information before going out on a showing with an agent. Better yet, research the agent online before making an appointment to see apartments with the agent.

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    Is the Gold Coast’s grandest yard at risk? http://yochicago.com/is-the-gold-coasts-grandest-yard-at-risk/34830/ http://yochicago.com/is-the-gold-coasts-grandest-yard-at-risk/34830/#comments Fri, 11 Apr 2014 05:02:37 +0000 Joe Zekas http://yochicago.com/?p=34830

    The 19,000 square foot Gold Coast home at 1547 N Dearborn Pkwy has one of the most beautifully landscaped side yards on Chicago’s north side. It’s a true urban oasis that has to be a constant source of delight to its owner. You can see some of the yard in the above video and more of it in the pictures in our previous post .

    Crain’s Dennis Rodkin is reporting is reporting that the home, which has been on the market for some time (not unusual in this price range), will be offered for sale without its large north yard. If a purchaser opts to buy the home without the yard, it will be offered for sale separately.

    I’d bet that the eventual purchaser will opt to acquire the entire parcel.

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    Larry’s Worst Nightmare at Bold L&H Lofts http://yochicago.com/larrys-worst-nightmare-at-bold-lh-lofts/34812/ http://yochicago.com/larrys-worst-nightmare-at-bold-lh-lofts/34812/#comments Thu, 10 Apr 2014 05:07:06 +0000 Joe Zekas http://yochicago.com/?p=34812

    A several years-old post on Bold L&H Lofts, 2620 W Washington, has elicited some detailed comments from residents at the East Garfield Park building.

    Late yesterday evening a commenter going by the screen name of Larry’s Worst Nightmare, posted the following:

    DO NOT RENT IN THIS BUILDING!!!!!!!!!! DO NOT RENT IN THIS BUILDING……………..

    We were in a hurry to rent since our home sold, and we lived out of state. I had 2 days to find something originally I had a week but my grandmother died and my time for apartment shopping was cut short. I knew the neighborhood was bad being a retired Chicago Police Officer. The outside cretins don’t hold a candle to Larry and his malevolence. When signing my lease I paid Larry 6 months rent upfront IN CASH. He told me my math was wrong which it wasn’t, his math was self serving to HIM and tried to get another $500 out of me. My bestfriend happens to be the CFO for one the cities biggest colleges and corrected him. I should have just walked right there and then.

    Let’s get to the issues in the building

    1- The laundry room…. Alot of people don’t understand that commercial machines have a heat control on the dryers. The dryers were set on the lowest setting, so you had to pay DOUBLE to get a regular load dry. Nickel and diming right down to the dryers. You could try and tell Larry about it and he had his pat answer, “I’m working on it” Never happened. I finally took my laundry to the ghetto laundry a block away and had them do it for me (they also do pick ups and drops off for free) and it cost me HALF the price. Renting his washer and dryers for your unit is a rip off. $55 for MAYBE $15 of laundry a month and you are paying the electric as well to run them. Nice try Larry. Also the utility room where the washer and dryers were is extra storage if you chose not to be ripped off and rent from Larry. OF COURSE like the Nelly, overbearing grandmother he is, he gets his measuring tape out to make sure you are 2 feet away from the heat and hot water elements.

    2- The mail room is a NIGHTMARE…… Packages upon packages constantly stolen. How could that be when Larry was sitting in his Office like the WARDEN in a prison watching everyones move??? And YES he was constantly watching the camera’s remotely from everywhere he was. Home, on his boat, in his car. I loved giving him the finger on camera. He didn’t care about the thefts, all he cared about was trying to see if there was an infraction that possibly a tenant did, like park in the wrong parking spot. Or leave the garage door open moving out….He would try and fine you for any little thing.

    3- Elevators, it was like a romantic interlude riding them, light bulbs went out and the elevators got dimmer and dimmer. No replacement bulbs. Dog feces on the elevator floors not mopped up. To hide the smell of the feces he put air freshener’s above where the light bulbs were out and yet never got around to replacing the bulbs.

    4- Garage…….. FILTHY…… Whatever crap he sprayed on the ceilings for insulation sucked. Your car was filthy a day after you washed it….. PUDDLES or should I say small lakes all over the place. And no this wasn’t from cars coming in with snow on them. Drips from the ceiling hitting your car and paint. It was from the leaking ceilings and windows. I once received a notice to move my 2 cars and motorcycle because they were pressure washing the floors…. RIGHT…. I moved my cars and did a little TEST….. I put a little chalk mark on the ground… Gee whiz, that little white line was still there and nothing was pressure washed. Larry changed out some of the windows in the garage because of the leaks….. The morons he hired decided that trunk of my Mercedes as well as the tour pack and seat on my motorcycle was a great place to put their supplies on!!! And they left them there and I have pics to prove it. The garage has NO camera’s in it at all. Personal safety in a darkly lit garage????? People sneaking in the building, guests of some undesirables wanting to possible rape, rob or murder someone?? Larry doesn’t care. he parks his Porsche and surf board in a locked area in the garage, the rest of the peasants are on their own. Bikes were getting stolen, vehicles broken into…. SO SORRY no camera’s in the garage, you were shit out of luck.

    5- Rugs in the hallways…….. FILTHY FILTHY FILTHY…… Dog piss all over them. I lived there for 2 years and once they steamed cleaned them.

    6- NOISE………. Boy oh boy I knew everything that was going on in the building because the drain pipes that drain the water off the roof were not insulated, nor had caps attached to the holes in the ceiling and floors. I could hear above and below me from many different floors and apartments Walls are paper thin, I could hear the amorous sex from 2 apartments that adjoined me. Who needs Red Tube when I could live vicariously through my neighbors!!!! I asked Larry to insulate the pipes for 2 reasons. 1 because of the noise, and 2 because water was running down the pipe and leaking on the floor. Larry was so concerned about his precious building in 2 years those pipes NEVER got insulated. The train, forgetaboutit……. Larry told me his windows were so tight that you wouldn’t notice the train, or should I say TRAINS, plural. You have the EL on Lake St and the freight train that runs all day and night underneath your windows. That was a LIE… Not only did you hear them constantly you felt them when it rocked your dishes in the sink. And those sound windows, weren’t so sound. Many apartments had the windows replaced!!!

    6- The Deck…….. Very interesting experience up there …. When we first moved in, we ASKED permission to put our smoker/grill on the deck. We like to smoke ribs etc…. Larry was all for it!!!! To the point when his mother, father, sister and cousin came in from New York he asked my husband to smoke ribs for his family as a surprise dinner. I have pictures from that evening with Larry standing over the grill and smoking the ribs….. We also told Larry that we would leave the smoker/grill up there for other tenants to enjoy. He was even more thrilled. Now get this…… My husband and I went through a year separation, where I only lived in the loft. All of a sudden my smoker/grill was moved right next to the dog run. NICE. Like I wanted flies landing on the grill after they were just feasting on the dog shit in the dog run…. Then I was told that it was the buildings grill and not my grill anymore. I was told no open flame on the deck it was a hazard. It sure was OK when we were doing you favors and cooking for you, your family and tenants. You even asked us to give classes on smoking meat on the deck for a “building get together” THEN the grill disappeared all together….. Larry admitted he had the grill. I demanded it to be returned to the deck. he said he would. NEVER happened. Larry you moron, I’m a cop. I found the grill where you hid it and took pics of it dated with a newspaper of that day sitting on top of it. YOU LIED AND STOLE MY GRILL.

    Also on any summer holiday it seemed the whole westside of Chicago was partying on the rooftop deck. Fireworks being shot off the deck, people puking from too much to drink and the out and out pot smoking when there are children up there on the 4th of July, Memorial Day, Labor Day. Larry was nowhere to be found. Well that’s not true. He was on his boat not giving a crap if the building burned down.

    7- Minimal amenities… Yes it is a modern loft, but if you are lucky you get one cabinet in the kitchen. Minimal means Larry is CHEAP….. My husband and I designed a very cool pot rack to hang from the ceiling. OF COURSE we ran this whole thing by Larry. We showed him the design and how it would be done. He LOVED the idea. He asked that when we moved out that we leave it there. That was fine. He also asked that we used his handyman Peter to install it. Which we did. Larry came up about a week after it was installed and LOVED IT!!!! We also asked permission to install a real medicine cabinet in the bathroom instead of a $2 mirror that hung on the wall. He was all good with that just as long as we left it.. We did ….. I am an art collector and my home is furnished with very expensive antiques. Larry even wanted to photograph my loft, furnishings for his website. NOPE not happening…. I asked Larry if I could hang some of my art on the walls. 2 Bedroom apartment total holes in the wall 11 from hanging paintings. Larry again had us use his handyman to hang them. Industrial anchors set in the walls at Larry’s insistence. DONE…. We did and paid the handyman even though we were quite capable of hanging our own art. By this time we knew he was nelly monster landlord from hell and made sure everything we did was OVERLY by the book.

    8- SOME tenants. I guess when the lofts first opened he wanted them filled and occupied. Who wouldn’t?? Larry wasn’t too picky about who he rented too. He was taking in alot of undesirables. One guy across the hall from me I called “weed man”. He was selling dope out of his apartment. I spoke to Larry about that. Nothing happened. The halls wreaked of weed as well as the elevators day and night.

    9- Larry’s stupid petty notices. They were EVERYWHERE. The warden was bringing down the hammer YET AGAIN for his benefit not for the tenants benefit. The misspellings were truly comical. People were Xing out his misspelling and correcting him and leaving little notes on his signs. I am sure that pissed him off.

    10- Moving in ~vs~ moving out. Moving in he sure made it easy!!!!!! Moving out not so much…. Larry sat infront of his camera’s somewhere in some cave and watched every single thing we did throughout the move out. There were 6 of us moving everything. He was ringing my husbands phone off the wall throughout the move, threatening that the door was left unattended for 3 seconds, blah blah blah blah blah. He was RINGING the phones off the hook. Nit picking nelly grandmother doesn’t begin to explain it. He then said he was driving to the building while we were moving out…. I said OK LARRY BRING IT…… Guess who never showed up???? I called dear old Larry after the trucks were loaded. The apartment was left in better condition then I moved in including all the extra’s I paid for and paid to have installed and left. I took photo’s of EVERYTHING after the furniture was moved out. The apartment was spick and span, to the point I left the next tenant new towels, a new shower curtain and liner, soap, shampoo and conditioner. I know what it is like to move and you can’t find anything to take a hot shower after moving all day. I had a gut feeling Larry was going to try and nickel and dime me yet again for something in the apartment. document document document. And I did. I call Mr. Nelly and laid into him. His ears must still hurt, with a serious case of butt hurt to go with it. He was a mouse to say the least.

    11- It is obvious Larry will try and squeeze a nickel until the buffalo shits. The hilarity of this was, he would yet again put up his ridiculous signs and say the building was doing a tenant get together. His idea of a tenant get together was getting the tenants to do work for him for free. A tree planting day!!!!!! Gee Larry sure I want to go out in the heat, dig holes for you and plant tree’s you cheap bastard. What do I look like Jesus Lopez from Lopez Brothers gardening and maintenance??? FOOL

    **************************************

    When there was crime, like cars being broken into stolen right infront of the camera’s he was less then helpful. People were being robbed, guns pointed in their faces, beaten right infront of the camera’s at the front door, people chased down the block and he didn’t lift a finger. It was a bother to Larry to pull the films and give them to the tenants so they could have them when they filed a police report.

    Larry didn’t think the tenants mingled. So he set up mingles or socials ….. How did those work out for you Larry?? LOL Larry we mingled just not with YOU. Everyone knew your game. No one wanted anything to do with you. The tenants spoke amongst themselves. We were all amazed at who you raised the rent on and who you didn’t . How you bumped up some peoples parking spots and some never had a bump in price.

    I mentioned since I am retired and thought I would start a little dog walking business in the building would be good, because I carry a gun and I have protection from my former CPD Officers…. Larry gets wind and then wanted to start up a dog walking service in the building and I would be his employee…. Nope, not happening.

    the last 9 months of my lease I was home on average 3 days a MONTH. I traveled the rest of the time. He broke his own rules. 24 hour notice in entering my apartment Larry? Larry did you ever hear of NANNY CAMS???? Sure you do Larry you have the building NANNY CAMS… Busted Larry. You and your workers entered my place several times without my permission or notice.

    I see the gentlemen posting above about Larry trying to drag you men into his office for a “chat”. Gee all the women I know that lived in the building had the opposite experience. He could barely stomach the women tenants in the building.

    Larry professes that he loves his tenants and cares about them. One tenant in a wheelchair DIED in his bed and it took a tenant on the floor to report the foul odor coming from the apartment for several days. The tenant who died was an original tenant as well. He was a staple in the building and everyone loved him. He was in a wheelchair. People were scared, a dead body, was it murder, foul play, who was it etc… Larry didn’t even have the decency to post an RIP notice where he usually hangs his inane annoying ridiculously stupid signs. All Larry cared about was opening every door window etc… to get the smell out and keep the death a secret. Bad form Larry, bad form.

    Lastly… I was a model tenant. No parties, no loud music, (although he accused me of it) he even came up to my apartment twice because he said he had a complaint about a party and loud noises coming from my place. He snooped around like my mother looking to catch me dirty. I wasn’t even HOME that night before. My luggage was still in the kitchen. I never used my stereo, I have blue tooth head phones for my computer so not to annoy anyone in the building. I picked them up and asked him if he wanted to take a listen… hahahahaha It seems he enjoyed my husbands company to mine and thought he was giving me payback for my separation.

    I informed Larry 6 months before my lease was up that I was not renewing. I asked him to show my apartment… I wasn’t living there any longer, my belongs and cars and motorcycle was just there. Wouldn’t you know it, the apartment wasn’t shown until 2 months before the lease was up and it was leased the day after I moved out. It was never put up on the website or on Craigslist that it was available. I told him I just need 2 days before he rents it to get moved. NOPE he didn’t lift a finger to rent it.

    As stated above by many former tenants, 8 months after moving out I get the same COLLECTION NOTICE stating I owe Larry $1100 with NO REASON stated on the notice. I called the collection agency. They were scratching their heads as well.

    Larry has done this to at least 4 tenants I know of, plus those of you above now. The people I know that he did this too were great tenants. People you WANT to rent to. He again is trying to rip you off. Larry you better know the LAW before you pull a slimy move like that. These LAWS are made to protect us from people like YOU!!!! I documented every single last thing when dealing with you. Photo’s, emails, my nanny cam. The collection agency was more then helpful with dealing with me on how to deal with Larry. Seems Larry is trying to be a frequent flyer with the collection agency and this collection agency knows Larry is bogus and is sick of good people like me calling up irate. My phone number hasn’t changed, my email hasn’t changed and other people that Larry knows, knew exactly how to reach me. When Larry wanted something or needed something he sure knew how to contact me then. What happened Larry, you try and be a bully but don’t have the balls to do your own dirty work???? Chicken…..

    At the bottom of the collections notice it read, “contact the person who is trying to collect”. I did that. 2 phone calls and an email from my husband. NO REPLY from Larry. Color me surprised!!! NOT

    And please do not blame this on Heather. She does EVERYTHING possible to keep that building together. Larry puts the whole buildings responsibility on her. I wouldn’t want her job in a million years.

    I know of others who have either moved or are intending to move at the end of their lease. I told them to do a walk through of the apartment WITH Larry. Don’t move out until he does the walk through with you. Film it. Have a document prepared that the apartment is up to snuff with his signature on it. So he doesn’t try to come back at you and rip off another old tenant as he tried to do with so many others. Take pictures, cover your ass, because Larry is trying to pad his bank book with this bogus crap. The collection he TRIED to get out of me he LOST. I am surely hope none of you above paid him. If so, go back and sue him. Even better lets all sue him, there are several things he can be sued for.

    Even though the neighborhood sucks, the apartments are nice. Now if only someone would buy Larry out. The list I put up about the building can almost be over looked. It is Larry who is ruining this building. He is an overbearing, obnoxious, arrogant NELLY.

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    Are more mobile homes headed for Hegewisch? http://yochicago.com/are-more-mobile-homes-headed-for-hegewisch/34794/ http://yochicago.com/are-more-mobile-homes-headed-for-hegewisch/34794/#comments Thu, 10 Apr 2014 05:06:06 +0000 Joe Zekas http://yochicago.com/?p=34794

    Harbour Point Estates, Chicago IL

    It’s been a little over three years since we last wrote about Harbour Point Estates, Chicago’s only trailer park a/k/a manufactured home community. The Hegewisch property was in foreclosure at the time.

    Chicago Real Estate Daily is reporting that affiliates of Marc Realty acquired the property last year and want to increase the number of homes on the site to 747 from the current 190. 747′s a resonant number for a mobile home community.

    You can see more photos of Harbour Point Estates and Hegewisch in YoChicago’s Flickr albums.

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    State Street Properties’ amazing Craigslist apartment spam http://yochicago.com/state-street-properties-amazing-craigslist-apartment-spam/34785/ http://yochicago.com/state-street-properties-amazing-craigslist-apartment-spam/34785/#comments Thu, 10 Apr 2014 05:05:08 +0000 Joe Zekas http://yochicago.com/?p=34785

    With just over 2,500 ads, State Street Properties isn’t Craigslist’s most prolific apartment ad spammer, but it ranks among the worst of them and shares some verbal tics with the typical Craigslist rental spammers.

    Landlords and management companies don’t typically resort to superlatives to describe their apartments. If you see an “amazing” or “awesome” or “stunning” or “incredible” apartment advertised on Craigslist, there’s a very high probability that the ad was placed by a rental service a/k/a apartment locator a/k/a apartment finder. Save yourself some time and skip the ad.


    Sam Kahn of State Street Properties had 123 ads active on Craigslist mid-day yesterday. He found 110 of them to be “amazing.” Sam’s a total newbie, so you might cut him some slack for being so easily amazed – but would you want to call a rookie who wastes your time with spam and shows so little discernment? The prevalence of complete rookies among their ranks is just one of the many things Chicago rental services won’t tell you as they bray about their expert staff.

    You won’t find any apartment ads on Craigslist if you search for Sam Kahn. His name only appears in the Contact link and he’s identified in the body of the ads only as “Housing Sam SSP.” You won’t, in fact, find any individual names in SSP’s Craigslist apartment ads, but you’ll find some in the Contact links.

    Name in ad / Name in Contact link

    HOUSING NICOLE SSP / Jill Allen
    Reighly Post / Reighly Schoo
    Renee Rentals SSP / Erik Carlson
    Houses Michelle SSP / Todd Stefanik
    rentals ssp crystal / Ryan Flint Raider (actual name Ryan Flint Rader)
    Housing Sam SSP / Sam Kahn
    housingsspmike / Mike McGrath

    This type of evasiveness is often a sign that Craigslist has identified a previous account for the same user as a spammer, and blocked it.

    A sure sign of a spammer is random text in the body of the ad, and you’ll find that in more than 800 SSP ads with the phone number of (866) 573-9844.

    Another tip that you’re dealing with a spammer is an atypical presentation of a phone number. You’ll find 100s of SSP ads with these numbers: 630-3320-262; (773) 4534-809; (708) 4166 309.

    Tip: We’ve recently written several posts about Chicagoland Properties Group‘s more than 4,500 ads in the Craigslist spam-o-rama. You can spare yourself having to sort through these ads and the more than 2,500 from State Street Properties by typing the following string into the Craigslist search box:

    - “Chicagoland Property Group” – “State Street Properties”

    In the screen cap at the top of this post SSP says that “The last thing we want to do is waste your time … ” Help SSP meet that goal: flag its Craigslist spam, and don’t let them waste your time or anyone else’s.

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