davidaulloa/AmericanStories huggingface dataset:
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-02-09

board in n little recess in the wall,
which when folded up is out of the
way with no chance to get dusty or
dirty. There is the dresser with its
meat and moulding board which you
can pull out. The little cupboard built
in the wall for fatirons; the broom
closet; the quaint little box outside of
the kitchen door, covered to receive
and protect the grocer's packages.
"Above it is the milKman's box,
where the empty bottles are put every
night and full ones left early in the
morning.
"Another feature in all nv houses
is closet built in the wall, one on
each floor, having shut-off and
twenty-five feet of one inch fiat fire
hose, for we all know it's the first
few minutes that count in getting a
fire under control. In the cellar we
find the preserve closet the wire vegc-
table closet, the perfectly ventilated
vegetable bins.
"The laundry. which is in the base
mcnt, has its dust proof cupboard for
the ironing board; the Stat hampers
for the soiled clothes. which come into
the laundry through clothes shoot
from the bathroom; the gas plate on
its zinc shelf, placed low enough to
receive the full wash boiler without
straining the back.
I'm the masters bedroom is an open
fireplace with dear little Dutch cup
boards in the chimney One is a safe
and the other is made fireproof for
papers-two closets, one that madame
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-02-09
100000 Apartment
House Transaction

A trade involving 100000 worth of
apartment realty in Upper Manhat-
tan was consummated yesterday by
O'Reilly & Dahn and A. Blumenthal
They sold for Ellen Z. Wall to the
Grand Concourse Realty Corporation
the six story apartment at 500 and sos
West 1SSth Street, and the two five
story apartments at 554 to $50 West
l4eth Street. The latter houses cover
a plot 100x100 and the 1SSth street
house a site 5Ox1O0. The realty cor
roration has given in part payment for
these houses the two five story apart
ments on plot 162xS5 at 80 to 90 Edge
comb Avenue.
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-02-09

relatively small. On the other hand.
when it comes to the second class CT
lots | have mentioned, where, for in
stance, lot actually worth 500 has
been sold for $500 or $500, the in
dividual losses are very much greater,
in some cases surprisingly large.
In recent years large percentage
of the lots sold on Long Island, good.
bad and Indifferent, mas been disposed
of on the monthly instalment plan. AL
most every development where lots are
mortgage, which should and generally
does contain a release clause, whereby
when lots are sold or conveyed they
may be freed from the lien Of such
mortgage upon paying specified sum.
Now every prudent promoter would set
aside certain pro rata of the in
stalments as they come in to be held
to pay for releases; but all promoters
are not prudent, some are dishonest
and some who have started in with
good intentions suddenly find them
selves IN against it. In such cases the
instruments arc diverted to other
liver deeds to purchasers the money
for releases is not forthcoming At
this stage the easiest way is to de-
liver the deeds to the purchasers and
say nothing about any underlying
mortgage. This marks the beginning
OF the end. for there is almost sure
to be a default i'll paying the interest
on the blanket mortgage, which is then
foreclosed and the purchasers of lots
wiped out. Apparently there is no
way Of convicting the promoter of
criminal offence, and there is no re-
dress against him in civil action, for
he is, or has rendered himself, judg-
ment proof.
Little Value Lost
A deplorable situation is thus
created, but as a matter of fact this
situation is not nearly as bad as it
has been recently featured. If the
lots bought from the promoter are
worthless the purchaser. if he has paid
for them in FULL is no worse off than
before, and if he is paying for them
on the instalment plan he is actually
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-02-09
Since Early 70's They Have Sold
Lots by Thousands Almost
Without Restriction

serious and perplexirg situation. Thou
sands Of lots, either OF no value or of
very little value, must be Included.
Lists must be prepared and the sale
advertised III certain county papers, all
at an expense entirely oisproportionate
to the aggregate value of the property
Cld sly boots Patronage is right on the
iol, with a well developed thumb in
the general pie. The sale takes place
and the speculator appears and pur-
chases such parcels as may appeal to
him. After the lapse of certain time
title may be perfected, and where the
property is vacant l understand it is
not necessary to give any notice to the
former owner.
There is one phase of the subject
that Us misunderstood. 1t is not con
sidered good form to buy at tax sale
and none of my personal friends have
ever done so. Buyers, however, must
be found and the law has been framed
with the object of attracting buyers.
Fault should be found with the law
not with the buyers as class. Most
of US would not care to oe in the pawn
brokerage business, and yet the pawn
broker fills a necessary and even use
full place in the community. The
trouble is that botn the pawnbroker
out of the misfortunes and mistakes
of others. Certain instances of un-
doubted eNtortion have come to light
but l doubt very muc:l whether, con-
sidering the investment of time and
money, the average profits realized
from tax sales have been unduly large.
AS regards the tax situation certain
remedies suggest themselves. Nassau
and Suffolk are no longer merely rural
counties and conditions there are con-
stantly changing. In every township
an assessment map should be prepared,
showing the location and dimensions
of each parcel of real estate. 1t ls
true that the initial cost will be large.
but a considerable amount Of property
will be added to the tax roll. parcels
that have been overlooked and parcels
the area Of which has been underesti-
mated. With such map the prop
erty owner will be practically sure he
is paying on the right property, and
the map will prove great help in the
saved, either directly or indirectly,
will more than pay interest on cost.
Board of Assessors Needed
Then each county should have a
central DOdTO Oh assessors WIN an OIL
flee at the county seat. The members
Of this board should devote their en-
tire time to the affairs of the Office
and should be paid fair salaries. Each
member should be assigned a certain
territory, his valuations to be subject
to review by the board. This would
result in an equalization of values
throughout the county, a consumma-
ton devoutly to be desired. The board
should keep in close touch with the
County Clerks Office, and where part
Of a property is sold an apportion-
ment should be made at once, provided
the description in the deed is sufficient
ly definite. 1t would also be great
advantage to have a central bureau of
collection, but I doubt if under exist
ing law and under existing crcum-
stances this is possible.
AS regards selling property for the
non-payment of taxes, no parcel should
be included in the sale that is assessed
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-02-09

their own at the expense of the buyer
from outside or the newcomer in their
midst.
After the property is valued these
valuations are placed in proper books,
together with the names of the owners
and descriptions of the parcels. More
reliance is placed on the names than
on the descriptions, the latter as rule
being meagre and unsatisfactory. The
assessors often have insufficient data
upon which to work and sometimes
make ridiculous estimates Of area.
There seems to be no coordination be-
tween the County Clerks Office and the
various boards of assessors. The lat
ter do not take proper cognizancc of
transfers, and when there is q duplica-
ton of maps, as occasionally happens,
there is almost sure to be duplication
of assessments. To illustrate the above
by concrete examples. A dozen years
ago we purchased several parcels Of
for country estates. Every year we
religiously paid our taxes and every
year we sent the local authorities sur
veys to be sure we were paying on the
right property. Yet despite all our
precautions when we came to sell we
found that practically every parcel had
been doubly assessed and that one par
eel had been assessed three times.
Again, we hold large shore frontage
property in Suffolk County. and the
best tax experts in the entire county
cannot say whether or not we have
paid taxes on all we own. Ii such ex-
periences can befall US who are profess
SIGNALS, what chance has the ordinary
land buyer, probably ignorant in real
estate matters, under such a system
as this?
Assessors and collectors as a rule
are not qualified to fill their respective
Offices. | am glad to be able to state
that | have never had any experience
with a dishonest collector. The duties
of these officials, however, are tech
nical and require a certain amount of
ability. Under the present system
their compensation is necessarily in
adequate.
When it comes to the sale for unpaid
taxes we are face to face with most
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-02-09

Drastic changes in the tax laws are
proposed by the Mayors Committee on
Taxation, which has been searching for
new sources of revenue to meet the
demands of real estate owners for re-
lief from the burden of taxation they
and which threatens to oyerwhelm them
now that revenue must be found to
pay for the increased cost of city and
state government and TO make good the
losses from the excise tax.
Findings of the committee were pre-
scented to the Board of Estimate last
week by Nathan Hirsch. chairman Of
the committee. and the proposals made
by the Investigators were referred to
special committee of the board con-
sisting of Controller Craig and Cor
poration Counsel Burr. who were in
strueted by the Mayor TO report back
on the proposed plan.
This programme. which has the
written approval Of President Cantor
Of the Tax Board, concerns itself with
six distinct phases OF the tax stu
alton and calls for the enactment not
only of new constructive legislation.
but for amendments to existing laws
and to the Greater New York charter.
They are the fruit of long series of
conferences, in which property owners
organizations, other tax payers and
citizens who have concerned them
selves with the taxation problem par
ticipated.
Mr.. Hirseh said yesterday that he was
not in favor of the bill proposed by the
Real Estate Board, sponsored by Robert
Il. Bowling, which seeks to make the tax
limitation rate OF two per cent effective
as once. 1t Is Chairman Hirsch's belief
that were a law enacted making the
rate limitation effective Immediately the
credit of the city would be seriously
impaired.
Nevertheless Mr. Hirsch IL of the
opinion that fixed rate Is necessary
snd eoncurs with the belief of Presi-
derE Cantor, Of the Tax Board, that this
yate should beeome operative in 1922.
Mayor Hylan also approves Of this
measure. His term Of Office ends in
1921. At that time the machinery neces-
sAry TO collect tbs new sources OF
revenue would have been given an OPP
portunity 20 be placed into motion, ac-
ccrdlDg TO Mr.. Hirseh, And the entire
movement directed towatd the acquisi-
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-02-09

Scarcity Of homes both in the city
cradle attention to old houses, with the
result that they have been reclaimed
and made modern and attractive homes
at comparatively little expense.
Just what can be done with an old
house is illustrated by the pictures
above. These show house which has
stood at Hampstead, L. L., for 1875 years.
1t had attractive lines, which inter
ested Mrs. Kate Elenor Wilder, arch-
tect, who makes her home at Hemp
stead and who has been building and
altering homes for the last eighteen
years.
Mrs. Wilder says that what she has
accomplished in this house proves that
old houses have value and it pays to
alter them, provided they we're we'll
built originally.
The house after being rcmodclled
was sold at substantial advance over
the purchase price and cost of making
over the building, WHICH shows the
speculative advantages OF making over
we'll constructed houses of periods long
past into modern structures.
Mrs. Wilder would not give the fnan-
cial details, but remarked that the
profit Warranted the trouble.
AS the house stood it had very little
value. Mrs. Wilder photographed it
from every side and then planned her
alterations, showing that the old lines
could be preserved, which meant con-
siderable saving in construction cost.
She then went to her bank and showed
what size planned to do and asked for
financial help. She received the amount
she asked for.
. Mrs. Wilder said yesterday that the
alteration of houses is u pleasure to
her. The alteration of the Hampstead
house was particularly so because so
many of her friends had remarked the
deplorabe condition Of the house in
motoring past the property.
"The altered house has produced
very good impression in Hempstead,"
she said, "and it would not surprise me
If a lot of old houses in the neighbor-
hood were reclaimed. Everything will
be satisfactory If the alteration is done
economically and in good taste, pre-
serving the old lines Of the house"
Mrs. Wilder told yesterday about her
Transformation.
"The first step is the roof. roof
that Is not in proportion and con
structed on the right lines spoils the
whole house. 1t is like a woman nth
an unbecoming Init.
AS you enter the living room the eff
feet IL charming. A beamcd ceiling;
big open fireplace at one end, with
comfortable Dutch settler built in on
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-02-09
Build Is Governments Plea

The United States Labor Department
intended builders general
public to launch building campaign
Inc posters to be
appeal to all stand behind
labor force which has been made idle by the
Within the next few builder
cee poster reminding him that patriotism
by starting construction During the the
patriotic 20
Another poster addressed to the public family The
assumption is that has rofted by the
the
ngton authorities know that lot of this
is the hope that these savings will be
construction poster home for vor
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-02-09

In this article | desire to say some
thing about these lots and then some
thing about the tax methods and tax
sales in the counties of Nassau and
Queens. None of the companies in
which l have any interest has ever
dealt in such lots as I am describing
and none of them has ever purchased
at a tax sale. For the last twenty
years have been obliged to keep track
Of real estate conditions on Long Island
and shall endeavor to present the situa-
ton as it really is. The whole subject
is peculiarly pertinent to-day, for now
that the war is over there is almost
sure to be resumption Of buying on
a large scale both in the outlying sec
tions Of the city itself and in the coun-
ties If Nassau and Suffolk.
Many Buyers for Land
The desire to own land is inherent
in a large percentage Of our popula-
ton. Some buy for personal use, some
for investment or speculation and some
for the sheer satisfaction Of being own
ers of the soil. Many immigrants. for
Instance, coming from countries where
it is difficult to acquire the fee owner
ship of real estate become eager pur-
chasers. The average land shark may
not appreciate the psychology of the
situation, but he knows that in times
of general prosperity he finds ready
market for his lots. All the above
shows the Importance of REFRESHING, if
possible eliminating the illegitimate
dealer and encouraging the responsible
operator.
Property on Long Island may be
roughly divided into three classes, resi-
Dental land, farming land and land at
present mostly waste adapted for
neither of the above purposes. Confin-
ing ourselves to residential land, the
island may be in turn divided into
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-02-09
By William F. Harmon

10y w lllldIIl LIZ AdllllUli
The secret of investment success lies
in the ability to prognosticate the
future accurately.
At this particular moment men in
terested in finance are spending much
time in study of the effects of after
war reconstruction. A few additional
observations on the subject, from the
real estate mans point of view, will
not be out of place, and may prove en-
Tightening.
Activity, prices and profits in any
line of industry are predicated on de-
mand for the products of that business.
The product Of real estate is rentable
space. For, the last few years, saving
real estate, there has been in all lines
an equally insistent demand, and, I'M
der the stimulation of government CO.
operation, all have been enormously
profitable. On the contrary, real es-
tate, whose output has never been in
greater demand, has suffered from ma
terial and industrial embargoes. Not
essential to the conduct of the war.
real estate operations have been ham
pered, "cabined and confined" Demand
has in the meantime accumulated. so
that we see the striking contrast of
mounting rents in the unfostered real
estate business, with over-supplies of
products of mines, mills and other in
dustrials. To Offset this the govern
ment is now almost Historically urging
a broad construction programme to
provide for the critical housing needs
OF the country.
Not Ready to Proceed
Builders are cautious. Lenders of
money are wiser than few years ago,
and neither is to be urged or caioied
into speculative operations until The
water is squeezed out of bricks, plumb
ing, labor and war fees demanded by
loaning institutions.
The process of liqui6atio is going on.
however, with gratifying rapidity, and
wltnln two years at most q tremen-
dous building movement, based on nor
NAL costs and an abnormal demand
Will set in. This prediction is based
on study, not guesswork. Let US see
now FAR the reasoning appeals to the
reader
a rapid and extraordinary rise in
prices. due to some cataciysmic condi-
uon, is always followed by an equally
rapid 1aii when the spasm has passed
and conditions become normal. Eyi-
dences are at hand that reconstruction
downward is already in full operation,
although the facts are carefully con-
ceased by those most Interested. The
money rate on real estate loans is
breaking. Savings banks are full TO
overllowing. The cali for good mort
gaSes exceeds the available supply.
ihere Will be shortly an ample supply
o. money for building operations and,
que to the increased per capita wealth
and limited field of investment, the
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-02-09
Larchmont Manor
Waterfront Deal
Site Adjoining Bemis Property
Is Sold--Only Vacant Par
Gel in the Manor

Howell c. Perrin has sold for John
Nelson one and one-third acres of
Larchmont Harbor, corner of Ocean and
Bay avenues, adjoining the home of the
late William f. Bemis, vice. president of
the Standard Oil Company. Besides the
upland, which is improved with sub
stantial stone sea wall and dock, there
are several acres Of riparian rights.
This tract is the last piece of vacant
waterfront in Larchmont Manor. The
estate Of Charles II. Murray, which
owned it for many years. once refused
an offer of 100000 for it.
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-02-09
Dempsey Takes Big Apartment

William s. Dempsey, president of the
William S. Dempsey Realty Company,
has purchased from the Solow Con-
struction Company the block front on
the cast side Of st. Nicholas Avenue,
corner 10th Street, running through to
Edgecombe Avenue, known as Finley
Manor, a six story elevator apartment
house, which rents for $4,000 md 10
held at $4,000. The brokers in the
deal were the John r. Peel Company
and Edward J. Crawford.
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-02-09

ton of new sources Of revenue, would
have passed out of the experimntal
stage.
Mr.. Hirsch further believes that if
the measures proposed by the Mayors
committee are accepted by the Board
of Estimate and Apportionment enough
revenue would be obtained not only
to meet the deficit resulting through
the adoption Of fixed rate on real es-
tate, but there would be sufficient
surplus to meet the normally increas-
ing cost of municipal government.
The proposed legislation relative to
the sixth subdivision relating to the
new state income tax law is still in
course Of preparation by the advisory
council Of Real Estate Interests, who
are working in conjunction with the
Mayors Committee.
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-02-09

a gamer by the amount he still
owes on them. Likewise where the
lots are of some intrinsic value but
have been purchased at several times
that value, the foreclosure might ben
ent the lot buyer. which would be the
case whenever the balance due on the
lots was more than their real value.
Of course, there ale cases where lots
have been sold at reasonable prices,
but where something has gone wrong
with the development in question and
the blanket mortgage has been fore
closed.
Before considering any remedies that
might hold in check the Inscriptions
or shoestring promoter. | will refer
briefly to the tax situation as it ex-
lists in the counties of Nassau and
Suffolk.
1t is an elementary proposition that
taxes must be collected; otherwise the
wheels Of the community would cease
to revolve. No one likes to pay taxes.
1t is disagreeable duty. Consequent
ly a tax law must be drastic in it's
terms and must provide for the sale
OF the real estate of the delinquent
taxpayer, and to be effective must
further provide that the purchaser at
the tax sale shall eventually receive
good title Now, because a tax law
must be so drastic. the rights of the
property owner should be most care
fully safeguardcd, and this has not
been the case in Nassau and Suffolk
counties
Unequal Tax Standards
Let us start at the very beginning.
Before you can levy or collect tax
you must appraise or assess the prop
erty In Nassau County there are
three townships and in Suffolk County
ten. Apparently in each town ship the
local assessors use different standard
Of value. In one township q piece of
property worth, say, $4,000 may be
assessed for $6.000 in another $4,000,
and in another only $4,000. In the City
OF New York such property probably
would be assessed at its full value of
$4,000 The unfairness of this is self
evident Again, the town assessors
consciously or unconsciously favor
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-02-09
MAYORS Committee Tells How
To Relieve Realty Taxation
Would Perfect Personally Tax, Increase Fran
chsie and Reduce Real Estate Rates Would
Levy ON Premiums, Deposits and Incomes

proposals Committee
i follows
Amendm o Personal Tax Law
increasing cent
centan providing for equal division of tax
THIRD: Amend Greater York
(a) a on estat to
to become effective January 1
Redu to one-ha Of
c) Comp property of
han file Of
Taxes with to
for making false
onehalf I all
surance collected sta the tax
be
FIFTH New law tax of
o all bank deposits; the tax to be paid by the
New Tax Law.