Chicago apartment and neighborhood advice?

[glowrock]

Now that I'm back in Chicago, let's just say the original position I drove out here for has vanished, but now I've got another position just about landed. Only issue is it's well south of town down in South Holland. As a result, I've decided to search for apartments for my incoming roommate and I more on the south-side neighborhoods rather than those to the north/northwest (ie: Lakeview/Roscoe Village/Ukrainian Village/Humboldt Part/etc...) in order to minomize my commute as well as to ensure good transit access for my roommate. Any recommendations on specific neighborhoods to look into? From my relatively scant knowledge much south of the Loop area, it would seem that Bridgeport would be a great spot, but there doesn't seem to be much in the way of reasonably-priced apartments available. Seems like a much better place is down around Hyde Park and neighborhoods just to the north and west of there like Kenwood, Woodlawn, Washington Park, Grand Blvd.. Essentially anything east of the Dan Ryan.

Anyone have any thoughts? Tips, suggestions, anything would be appreciated! Looking for a 2BR unit that's not a shoebox when it comes to living space. Nothing needs to be new, but I'd appreciate a kitchen that's at least functional!

TUP, LVDW, I know the two of you are investors/developers. Any suggestions for me?

Thanks so much!

Aaron (Glowrock)

[SIGSEGV]

Plenty of apartments in south loop, but not sure what your price range is.

Hyde Park is getting more expensive too, based on grumbles I hear from grad students. Transit access is not the best there either. Woodlawn might make sense, especially north of 63rd.

Washington Park and Grand Boulevard may be uncomfortable depending on what you're comfortable with... I'd stick to east of Cottage or north of 35th for areas east of the Dan Ryan.

Pilsen, Chinatown and McKinley square might be worth checking out as well.

[the urban politician]

Bridgeport is the best option.

I own multiple buildings in Pilsen and it’s still cheaper than north side hoods, but Bridgeport is still cheaper than Pilsen

Also, why not Bronzeville/Kenwood? I’m sure you can get good deals in those areas, although they lack much retail density

[Steely Dan]

McKinley Park.

Good transit access with orange line stops at ashland and 35th/archer, and a little more affordable than bridgeport.

And its home to La Palapa, my favorite mexican seafood joint. And very close by to Tio Luis Tacos just over the border in neighboring Brighton park.

Sorry, EVERYTHING is always about food with me.

[glowrock]

Originally Posted by SIGSEGV

Plenty of apartments in south loop, but not sure what your price range is.

Hyde Park is getting more expensive too, based on grumbles I hear from grad students. Transit access is not the best there either. Woodlawn might make sense, especially north of 63rd.

Washington Park and Grand Boulevard may be uncomfortable depending on what you're comfortable with... I'd stick to east of Cottage or north of 35th for areas east of the Dan Ryan.

Pilsen, Chinatown and McKinley square might be worth checking out as well.

South Loop is too expensive. Even with a roommate coming up here, I'm trying to keep in the $1500 range for a 2 bedroom unit with a decent amount of space. Not going to happen in the South Loop, unfortunately. Pilsen generally has units with shoeboxes for bedrooms and generally very small all around, McKinley Park is an area I've definitely been informed to check out!

Originally Posted by the urban politician

Bridgeport is the best option.

I own multiple buildings in Pilsen and it’s still cheaper than north side hoods, but Bridgeport is still cheaper than Pilsen

Also, why not Bronzeville/Kenwood? I’m sure you can get good deals in those areas, although they lack much retail density

Bridgeport is somewhere I'm looking into, same with Bronzeville/Kenwood. I kind of like the idea of Bronzeville since it's essentially in between many of the areas that have been suggested. Transit access is quite good as well.

Originally Posted by Steely Dan

McKinley Park.

Good transit access with orange line stops at ashland and 35th/archer, and a little more affordable than bridgeport.

And its home to La Palapa, my favorite mexican seafood joint. And very close by to Tio Luis Tacos just over the border in neighboring Brighton park.

Sorry, EVERYTHING is always about food with me.

Well, there's the McKinley Park trifecta!

Aaron (Glowrock)

[ardecila]

Originally Posted by glowrock

Pilsen generally has units with shoeboxes for bedrooms and generally very small all around, McKinley Park is an area I've definitely been informed to check out!

This is just a historical reality, most tenements in Chicago built prior to 1910 will have tight bedrooms due to the way they are laid out on a 25' wide lot.
Any neighborhood that was built-out before 1910 or 1920 will have this issue, including Pilsen, Bridgeport, or McKinley Park... these neighborhoods have virtually no newer buildings than 1915 or so, and certainly no buildings new enough to have decent bedrooms but old enough to be relatively affordable (nothing from the 1950s or 60s, for example).

To enlarge the bedroom, you have to move a load bearing wall so most rehabbers don't bother. Some developers will fix this as part of a total gut rehab, but a gut-rehabbed unit will probably be priced similar to new construction and out of your price range.

One pro tip is to look for units in brick corner buildings; often the corner buildings are a few feet wider since they were built with no setback, and that translates into wider bedrooms. Or you could look at units that front on major commercial streets inside wider buildings (double lot or wider).

Have you looked at Beverly? The South Side isn't all a crime ridden ghetto, it has lots of quiet, well kept neighborhoods but most of them suffer from commercial disinvestment and often are food deserts (thanks, segregation). Beverly is an exception to the rule. It's definitely a lot quieter than anywhere on the North Side, but will give you a great commute, easy street parking and it has some fun bars and restaurants (Horsethief Hollow, etc).

For example, here's a 2-bedroom in your price range. It's a 1920s building so the layout should be much better for you!
https://hotpads.com/10979-s-church-s...a-0aab322291ce

[glowrock]

Originally Posted by ardecila

This is just a historical reality, most tenements in Chicago built prior to 1910 will have tight bedrooms due to the way they are laid out on a 25' wide lot.
Any neighborhood that was built-out before 1910 or 1920 will have this issue, including Pilsen, Bridgeport, or McKinley Park... these neighborhoods have virtually no newer buildings than 1915 or so, and certainly no buildings new enough to have decent bedrooms but old enough to be relatively affordable (nothing from the 1950s or 60s, for example).

To enlarge the bedroom, you have to move a load bearing wall so most rehabbers don't bother. Some developers will fix this as part of a total gut rehab, but a gut-rehabbed unit will probably be priced similar to new construction and out of your price range.

One pro tip is to look for units in brick corner buildings; often the corner buildings are a few feet wider since they were built with no setback, and that translates into wider bedrooms. Or you could look at units that front on major commercial streets inside wider buildings (double lot or wider).

Have you looked at Beverly? The South Side isn't all a crime ridden ghetto, it has lots of quiet, well kept neighborhoods but most of them suffer from commercial disinvestment and often are food deserts (thanks, segregation). Beverly is an exception to the rule. It's definitely a lot quieter than anywhere on the North Side, but will give you a great commute, easy street parking and it has some fun bars and restaurants (Horsethief Hollow, etc).

For example, here's a 2-bedroom in your price range. It's a 1920s building so the layout should be much better for you!
https://hotpads.com/10979-s-church-s...a-0aab322291ce

Hmm, I know nothing about Beverly at all, actually. Thanks for the tip, ardecila!

Aaron (Glowrock)

[the urban politician]

Originally Posted by ardecila

This is just a historical reality, most tenements in Chicago built prior to 1910 will have tight bedrooms due to the way they are laid out on a 25' wide lot.
Any neighborhood that was built-out before 1910 or 1920 will have this issue, including Pilsen, Bridgeport, or McKinley Park... these neighborhoods have virtually no newer buildings than 1915 or so, and certainly no buildings new enough to have decent bedrooms but old enough to be relatively affordable (nothing from the 1950s or 60s, for example).

To enlarge the bedroom, you have to move a load bearing wall so most rehabbers don't bother. Some developers will fix this as part of a total gut rehab, but a gut-rehabbed unit will probably be priced similar to new construction and out of your price range.

One pro tip is to look for units in brick corner buildings; often the corner buildings are a few feet wider since they were built with no setback, and that translates into wider bedrooms. Or you could look at units that front on major commercial streets inside wider buildings (double lot or wider).

Have you looked at Beverly? The South Side isn't all a crime ridden ghetto, it has lots of quiet, well kept neighborhoods but most of them suffer from commercial disinvestment and often are food deserts (thanks, segregation). Beverly is an exception to the rule. It's definitely a lot quieter than anywhere on the North Side, but will give you a great commute, easy street parking and it has some fun bars and restaurants (Horsethief Hollow, etc).

For example, here's a 2-bedroom in your price range. It's a 1920s building so the layout should be much better for you!
https://hotpads.com/10979-s-church-s...a-0aab322291ce

Yeah the shoebox for a bedroom thing isn’t just a Pilsen thing. You see that in vintage building stock all through the north side as well.

But I’m pretty sure new construction still has higher rents than rehabbed older buildings. You get what you pay for.

[pip]

2 McKinley Parks now

[Vlajos]

Originally Posted by Steely Dan

McKinley Park.

Good transit access with orange line stops at ashland and 35th/archer, and a little more affordable than bridgeport.

And its home to La Palapa, my favorite mexican seafood joint. And very close by to Tio Luis Tacos just over the border in neighboring Brighton park.

Sorry, EVERYTHING is always about food with me.

Originally Posted by pip

2 McKinley Parks now

I like McKinley Park a lot. My kids play soccer at the indoor facility down there. Go to La Palapa all the time. So good and BYO.

[SIGSEGV]

Beverly has less than great transit access though (either bus to 95th red line, or the Rock Island line).

[the urban politician]

^ Good explanation.

I guess I own a lot of former “tenements”

[the urban politician]

The primary issue with bedrooms being small is when you have 2-3 people sharing an apartment. Sometimes you get annoyed with your roommates and just want to hang out alone in your room for privacy. Having a 7X9 box for a room becomes an issue then.

People will tolerate that sort of thing in Manhattan but in Chicago we're just not there yet.

I suspect that as rents go up over the years, that will change. Otherwise we will have to tear down all of our prewar building stock--and nobody wants that. Brand new construction will charge premium rents, but those who want a bargain will have to give up some space and live in this older building stock. It is precisely for this reason that rising rents and gentrification are a good thing--it continues to allow investment in these century old buildings.

[glowrock]

Originally Posted by Steely Dan

yeah, 7'x9' is definitely very small for a bedroom.

i wouldn't have a problem putting a child on a twin bed in a bedroom that size, but for an adult on a full-size bed? i'm with you, no thanks.

the master bedroom in our place is 10'x13', which is very small by suburban master bedroom standards, but that gets us a queen with a night stand on either side and a couple dressers on the opposite wall. that's all i really need from a room where i'm asleep 95% of the time.

This.

Originally Posted by the urban politician

The primary issue with bedrooms being small is when you have 2-3 people sharing an apartment. Sometimes you get annoyed with your roommates and just want to hang out alone in your room for privacy. Having a 7X9 box for a room becomes an issue then.

People will tolerate that sort of thing in Manhattan but in Chicago we're just not there yet.

I suspect that as rents go up over the years, that will change. Otherwise we will have to tear down all of our prewar building stock--and nobody wants that. Brand new construction will charge premium rents, but those who want a bargain will have to give up some space and live in this older building stock. It is precisely for this reason that rising rents and gentrification are a good thing--it continues to allow investment in these century old buildings.

And this.

Aaron (Glowrock)