448 East North Water Street, Chicago
technical data · neighborhood and transit
Quick answers
- Does 448 East North Water Street have open permits or code violations?
- Chicago Department of Buildings lists 22 permits, 14 not closed, and 0 violations.
- What is the 2026 conforming loan limit in Cook County?
- $832,750 for a single-unit home, per FHFA. Larger loans are jumbo loans.
- Is radon a problem here?
- EPA radon zone 2, moderate potential.
- What natural disasters is 448 East North Water Street at risk for?
- FEMA's National Risk Index rates the area relatively high overall, with elevated tornado and heat wave risk.
Permits and code violations
14 permits not closed out. Unfinished permits pass to the next owner.
- Permit - renovation/alteration Nov 2026Active
Self cert: self cert: 45 floor small sauna build-out, no change to exiting, constr type: i a.
- Permit – express permit program May 2026Active
Temporary scaffolding: qty: 1, max. length: 68 ft., max. height: 42 ft. location: west elevation scaffold. permit expiration date: 365 days from permit issued date
- Permit – express permit program Sep 2025Suspended
Fire alarm: new system. associated building permit:101041565. affects: 635 dwelling units; 1 non-residential units. high-rise building: yes. voice communication: yes. special locking: yes. monitoring type: supervising station . specific location: new residential building.
- Permit - new construction Jun 2025Active
Dds 2019 cbc: revision to full building permit 101041565. revisions include removal of pool on level 45 and other revision of proposed amenity spaces to white box (interior buildout to be under future permit). updates to associated mep scope. (occ groups: r-2, s-2, a-2, a-3, b; const type i-a) consultant reviewer: globetrotters engineering
- Permit - new construction Mar 2025Complete
Phase ii tie-in permit for liebherr 420 ec-h 16 tower crane
- Permit - new construction Mar 2025Active
Dds 2019 cbc: revision to permits 100960347 and 101019092. revisions include revision of select caissons from belled to t.o. rock due to conditions encountered on site, revision to location of proposed ers, revision to basement structural design. additional structural updates per plans. (occ groups r-2, s-2, a-2, a-3, b; const type i-a) consultant reviewer: globetrotters engineering
- Permit - new construction Jan 2025Complete
Revised south hoist permit #101053693 for the installation and operation of a dual car us10000 hoist tower with 10,000 lbs. car capacity, as per plans.
- Permit - new construction Jan 2025Complete
Revised northwest hoist permit #101053690 for the installation and operation of a dual car us10000 hoist tower with 10,000 lbs. car capacity, as per plans.
- Permit - new construction Nov 2024Expired
South hoist permit for a dual car us10000 hoist tower with 10,000 lbs. car capacity, as per plans.
- Permit - new construction Nov 2024Expired
Northwest hoist permit for the installation and operation of dual car us10000 hoist tower with 10,000 lbs. capacity per car.
- Permit - new construction Aug 2024Active
Dds 2019 cbc: full building permit for new construction of a 72-story high rise residential building. [635 d.u.] includes proposed ers. prior permit for caissons only under 100960347. prior permit for substructure and ers under 101019092. (occ groups: r-2, s-2, a-2, a-3, b; const type i-a) consultant reviewer: globetrotters engineering
- Permit - new construction May 2024Phased permitting
Dds 2019 cbc: construction of new cast in place concrete off ramp extension from southbound intermediate lake shore drive bearing on proposed caissons and structure of below grade parking levels. substructure permitted under 101019092. caissons only permitted under 100960347. (const type: i-a; occ group: u) consultant reviewer: globetrotters engineering
Chicago Department of Buildings
Safety and environment
FEMA natural hazard risk
Relatively High
Highest for this area: tornado, heat wave, cold wave, winter weather. These drive insurance cost here.
FEMA National Risk Index, census tract
Leaking fuel tanks
7 within 1,650 ft
Nearest: Chicago, City Of, 134 North Streeter Dr. (1,550 ft), open. 2 still open. Ask whether groundwater or soil vapor testing was done.
EPA UST Finder, leaking underground storage tank releases
Brownfield site
1,450 ft
Chicago Hometown Award Boathouse Project and 1 more within half a mile. Former industrial land in EPA's cleanup and reuse program.
EPA ACRES Brownfields
Radon potential
Moderate
Average indoor levels of 2 to 4 pCi/L. EPA still suggests testing ground-floor and basement units.
EPA and USGS Geologic Radon Potential Map
Nearest public schools
4,100 ft
YCCS-Innovations of Arts Integr (4,100 ft), Noble St Chtr-Muchin College Prep (4,150 ft), Intrinsic 2 Charter High School (5,250 ft). Confirm the assigned school with the district.
U.S. Department of Education, NCES
Conforming loan limit 2026
$832,750
Cook County. Mortgages up to this amount qualify for Fannie Mae and Freddie Mac pricing. Above it, the loan is a jumbo with stricter terms.
FHFA Conforming Loan Limit Values, one-unit
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Who lives and works in Chicago
Trading floors, logistics and the deepest architecture stock in America
Chicago carries a full corporate economy at a price the coasts do not match. Neighborhoods are distinct and walkable, two and three flats are everywhere, and the Loop still sets the commute for finance, law and consulting.
- $71,673
- median household income
- 18.9%
- residents aged 25 to 34
- 45%
- households that own their home
What pays the bills
- Finance and trading
- Logistics and rail
- Law and consulting
- Healthcare
- Manufacturing
Who anchors the economy
CME Group · Boeing suppliers · University of Chicago · Northwestern Medicine · United Airlines
The market is shaped around
- Young professionals
- Families buying space
- Two and three flat owners
More on East North Water Street
All addressesViewing recommendations
What's worth checking in person before deciding.
- This is a house, not an apartment. Check the lot boundaries, car access, and how water drains from the yard after rain, including whether the neighboring lot sits higher and could send water toward the property.
- Semi-detached or row house: the shared wall matters. Listen from the room adjoining the neighbor's side and ask whether any structural work has been done there.
- Test water pressure and temperature at the tap, in the bathroom and kitchen, for at least a minute.
- Check the sewer connection (public network or septic tank) and the water source (public network or well), including pressure and water quality.
- Check the roof, gutters, and downspouts for signs of leaks or recent repairs, especially if it has rained recently.
- Ask what heating system is in place (own boiler, wood, gas) and request the last winter month's bills.
- Check exactly where you'd park: a spot in the yard or garage, or street parking, and how crowded the street gets in the evening.
Neighborhood recommendations are derived from public OpenStreetMap data and may be incomplete. Checking in person is still what matters most.