East Randolph Street » 195 n Harbor

Last 6 months sold units at the New Eastside (including Lakeshore Short East)

Kristine Chen Frost — Wed, 04 May 2011 19:40:52 +0000

I did a map search for the New Eastside neighborhood, there are 65 units closed within the last 6 months ranging from $122,000 to $3.1m, there are 12 units are distressed properties including 7 foreclosure units and 5 short sale units, that make the ratio to 18%. Also, there are 10 units pending right now and none of them are distressed properties, so if we consider these 10 units in the total sold number, that will bring the ratio down to 16%.

There are 4 units from 400 E Randolph, 6 units from 222 columbus Dr, one unit from 155 Harbor and one unit from 195 Harbor. So we could see they are mostly belong to two buildings only, the 400 E Randolph and the 222 Columbus Dr. The price of the distressed properties are between $131,500 and $383,000. There are 36 units sold price is higher than the $383,000 and they are all regular sales.

There are currently 179 current listings, price ranging from $149,000 to $4,800,000. Since within the last 6 months there were 75 units sold and pending, that will make our inventory age a little more than 14 months, that means to get all the 179 current listing sold, we need 14 months to do it,

Foreclosure rate at the Parkshore – New Eastside neighborhood

Thu, 02 Dec 2010 19:44:21 +0000

There are totally 20 units closed within the last 12 months at the 195 N Harbor Dr, the Parkshore Condominium. They include 3 one bedroom units ranging between $220,000 and $269,000, 10 two bedroom units ranging between $412,000 and $489,500, 5 two bedrooms plus den units ranging between $465,000 and $485,000, 2 three bedrooms units ranging between $815,000 and $820,000. Only one unit was short sale, the three bedroom unit sold for $820,000 which was a developer unit, the foreclosure rate is 5%.

Parkshore has 483 units, the current rental rate is under 20% over the owner occupancy.

Currently there are 15 units for sale ranging between $255,000 and $979,000, so the list rate is around 3%. 3 of the 15 units are going for Shortsale.

Parkshore Market – the grocery store has changed owners

Thu, 28 Oct 2010 19:46:41 +0000

We have new owners at the Parkshore Market now, we are so lucky to get someone to take over the old lease with no downtime. Currently the store opening time is longer than before, it opens from 8am to 11:00pm in the evening. The extra hours make a big difference. It looks like they have put in some new lighting, it is brighter and cleaner than before. I did not get a chance to check out the deli section yet.

New rental listing, beautiful woodfloor two bedroom unit on high floor at the Parkshore

Thu, 14 Oct 2010 20:38:29 +0000

This is a great two bedroom unit on the 51st floor of the Parkshore, the wood floor is around 3 years old and new paint – around 2 years old. Very clean and sunny apartment and the second bedroom opens up with a nice French door. The floor is marble at the entry way and kitchen and there is a washer and dryer in the unit. It is around 1,200 square feet and a bonus is that valet parking is included in the listing price which is only $2,300 per month. This is the least expensive two bedroom unit for rent in the building.

The Parkshore is a full amenity building which features a grocery store on site, a spa, roof top pool, and a nice remodeled gym. It has two large party rooms, tennis court, and grilling area…

Current Listings in the New Eastside neighborhood

Wed, 13 Oct 2010 20:18:58 +0000

I did a map search for all the current condos for sale in the New Eastside neighborhood, there are a total of 178 current listings, ranging from $130,500 – a studio at the 400 E Randolph to a four bedroom unit at 450 Waterside listed for $4.8M. The neighborhood including 10 buildings:

400 E Randolph – Outer Drive East Building, built in 1963

360 E Randolph – The Buckingham building, built in 1982

155 N Harbor Dr – The Harbor Point building, built in 1973

195 N Harbor Dr – The Parkshore building, built in 1992,

222 N Columbus Dr – The Park Millennium building, built in 2001,

201 N Westshore – The Lancaster building, built in 2004,

420 E Waterside – The Regatta building, built in 2007,

340 E Randolph – The Chandler building, built in 2007,

450 E Waterside – The Chandler building, built in 2008,

225 N Columbus – The Aqua building, built in 2010.

The last 5 buildings on the list along with 2 rental buildings are in a development called Lakeshore East – so Lakeshore East is within the New Eastside neighborhood.

Currently all the Aqua rental units have been rented, there are 25 units for sale, some still by the developers and some by the unit owners.

There is a park built within Lakeshore East which has a nice kids’ playgroud, a dog park and a large green area, and there are fountains throughout the park. Right now a 50,000 square feet grocery store is coming next spring and we are still looking forward to and elementary school planned for the neighborhood.

Remodeling thoughts? Wood floor is a must…

Wed, 13 Oct 2010 18:28:15 +0000

I just went to a class to study how to save energy and be GREEN, what I have learned is that no matter how you clean your carpet, it is going to be super dirty, after some years of usage it is normally 3-4 times heavier than the new carpet because of all the dirt and junk that has accumulated. In our condo, we only have a hard wood floor in the kitchen and the entrance way, but I have been cleaning there almost everyday. As for carpet, we are only vacuuming every week or so. But even with the best vacuum cleaner, how much can it get up? So we are thinking about remodeling our unit to get wood floor installed.

We had someone do an estimate for our place to put in a maple wood floor throughout the unit, it is going to be around $10,000 and we would have to have a two week window to do it. I can’t wait to have a new wood floor in the unit! But I also know that is a lot of work!

New three bedrooms for sale on a high floor at the Parkshore – 195 N Harbor Dr

Wed, 21 Jul 2010 14:44:43 +0000

There is a new three bedrooms for sale on a high floor at the Parkshore, I have seen the unit, it has open granite kitchen, with the breakfast bar, washer and dryer has been moved to the old storage unit space. All Bosch appliances, except the stove is Wolf, all the appliances are new or just 3-4 years old. Maple floor in living room and den. The half bathroom has been converted to a nice study with built in cabinets and table.

Every room has built in closets. Both bathrooms are marble, the guest bathroom has bamboo floor, very nice granite counter and beautiful tiles. The master bathroom has a Jacuzzi, it is all marble throughout from the walls to the floor. The old tub has been converted to a marble shower. Modern venity with a glass sink bowl, medicine cabinets and mirror.

All the lights are on dimmer, customized curtains in the bedrooms. Nice design and finished balcony. The balcony is private between the master bedroom and the living room with entrance from the living room.

The unit is over looking the Chicago Lake, the Navy Pier and the south shore line. It has permanent views.

This is a must see, so many details in the entire unit, very beautifully done, the asking price is $905,000 with a self parking space included. Please contact me if you have more questions.

Two plus den sold at the ParkShore – 195 N Harbor in the last 6 months

Tue, 13 Jul 2010 14:27:09 +0000

Since we own a two plus den unit at the ParkShore, I am always very interested to see what’s going on with the similar units in the building. In the last 6 months, there are four two plus den closed in the 06 tier, starting from $465,000 to $485,000, the price includes a parking space. We have bought our unit at the top price in 2007 for $527,000 including a parking space, so if we use the average closed price of $470,000, that means we lost $57,000, that is 11% of our purchase price in three years.

Let’s assume that we did not buy at the high market and we have rent a similar unit, which is around $2,300 per month, using 36 months, the total would be $82,800, which is $25,800 more than the price drop for the unit. Plus we have paid 3 years of our loans and we have got tax deductions. From this calculation, I learned that the earlier you own an unit, the better, but of course you have to purchase the right unit as some the condo prices in downtown has dropped 50% percent from 2007. ParkShore is a great place to buy.

Currently there are three two plus den in the 08 tier for sale, the asking price is between $549,000 to $589,000, the price includes a parking space. The 08 tier has better views then the 06 tier right now and might be for the next 10 years as there is an empty lot right in front of the unit, so the developer is saying that they are not going to build until after 10 years. But nobody could predict the future. So that’s the reason of the 08 tier is a little more than the 06 tier. I am thinking after the buildings are being built, then the prices should be similar.

Last three months sold at the Parkshore – 195 N Harbor Dr.

Tue, 29 Jun 2010 17:47:58 +0000

I am amazed to see that there were 9 units sold and 2 units under contract in the last month at the Parkshore, the 195 N Harbor Dr. The sold units includes two 1 bedroom units, 6 two bedrooms and two plus dens, one three bedrooms unit, the closed price is ranging between $220,000 to $820,000. The two pending sales are one two plus den unit and one three bedroom unit.

I am very excited to see these numbers as that means this building is still sit very strong, the price is still higher than the price in the 04 and 05 price. Which you do not see so many in the city.

Also, I heard that our building has been assessed a little less than the market value, means that our price is still hold up pretty strong too.

Showing 1+Den and 2 bedrooms at the Parkshore – 195 N Harbor Dr

Tue, 29 Jun 2010 17:39:16 +0000

I was showing three units at the 195 N Harbor Dr yesterday. They all facing north and have great views to the Navy Pier, the lake and the Chicago River. They are all on the mid floors from the high teens to the mid 30s. There are different upgrades in the units, one has opened the kitchen a little bit, it made a huge different by comparing to the closed kitchens. The asking price is from $445K to $479K, they all have a parking spot included, so that means the condo price is around $405K to $439K. My client is interested in the one with the open kitchen which is priced the highest within the three listed.

Just listed – 195 N Harbor Dr unit 1907

Fri, 19 Feb 2010 22:13:02 +0000

This is just listed for $240,ooo. One bedroom one bath with around 700 square feet, washer and dryer in the unit, the view is to the new designer park, the new lakeshore east park. This building is located at the new east side which is new area including two parks, lake front trail, a new grocery store is going to break ground in the next of couple weeks!

The building offers full amenity which includes a grocery store, a nice gym, a roof top pool and 24 hour doorman, a spa, two party rooms etc. This is a very pet friendly building, it allows all kinds of dogs and cats to come here to live. Also, there is outdoor grill and tennis court! Any showing appointments, please contact Kristine Frost from @properties at 312 933 1894.

Showing for 1+den at the Parkshore – 195 N Harbor Dr

Thu, 20 Aug 2009 16:14:16 +0000

This is a foreclosure unit, with 1 bedroom plus a den, total square feet is 1,140. It is overlooking the Navy Pier, the lake and north shore line. Although it is a foreclosure, there is no damages in the unit, actually it is pretty clean. All the appliances looks good too! The listing price is $267,ooo. Other similar units in the building were sold for $440,ooo or above in the last 2 years, there is no current year sale in this tier so far.

Jason Shapiro has the listing, see more pictures and virtual tour here .

Air and Water show at the Park Shore – 195 N Harbor

Mon, 17 Aug 2009 01:23:43 +0000

We have seen the air and water show both days this past weekend. It was great fun to see the planes flying so close to the building. Actually we noticed that the planes are not as close to the buildings as last year. We had some friends coming to swim and then watch the show, then we went downstairs to have barbecue, it’s good we went down at 4:30pm, we got to use one of the grills, but there were no tables left, thanks to a gentleman that we get to borrow his table while he was waiting for his friends. My friends brought fish, home made dumplings (which the kids love the best), salad and water melon, we marinated lots of chicken and ribs and sausages. The kids are having fun playing on the tennis court and we were enjoying the beautiful scenery and the delicious food. After dinner, we all went to the Daley kids’ park to play, the weather was perfect, we were chatting of the nice life, the kids’ were running hard and playing hard. It was a nice weekend! We are so happy to have good friends to visit with!

Roof top pool is going to be ready soon – 195 N Harbor Dr.

Sun, 07 Jun 2009 16:23:22 +0000

Our pool is still under construction. The swimming pool will be filled and chemically balanced as soon as possible. We saw the notice from the building management mentioning that the work will be completed by June 10, 2009. We just need to weather to get nicer to so that we could jump into our pool again!

While I was showing around these days, I noticed that the pools in the new buildings are so shallow, not sure the reason for it. But they are all like 3 FT – 3FT, even the pool at the 340 Randolph, the size of the pool is 3.5FT – 3FT. I am not sure how people swim in there as they is really shallow for me!

Two +Den at the parkshore facing north 195 N Harbor Dr Unit 1108

Tue, 26 May 2009 21:49:40 +0000

I have showed this unit to a potential buyer, I really like it’s kitchen, it has white cabinets, open kitchen, granite counter, the washer and dryer is combined. The foyer is very nice marble, it is also in the eating area, so make is very easy to clean, the living room and the den has wood floor. The only thing I think it needs improvement is the bathrooms. They are both original. The view is great to the Navy Pier and the lake. The listing price is $548,000, which is very reasonable to include a parking space.