davidaulloa/AmericanStories huggingface dataset:
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-04-13

good proportion. For instance, it would
not be good investment to put a 49,
600 house on a $4,000 lot. The house
would be SO small and cheap that not
one in a hundred would pay $4,000
for it, especially if the lot is not large
enough for another house. A plot cost
ing $1,000 to $4,000 would be much
more advisable. In the same way
$4,000 house on a $1,000 plot would
not be good. The chances are that the
other houses in the neigh borhood would
be worth $4,000 to $500, which would
make it difficult to sell a house, no
matter how good in itself, for $4,000
among the cheaper houses, and though
it is intended for home it might be
necessary or advisable to sell at some
time.
There are still many who do not
understand the working of building
and loan, and feel that it is an ex-
pensive way to finance a house, prin-
cipally because it is known to be one
OF the best investments for small sums
OF money, many associations paying as
much as per cent. Now that the
associations are under the supervision
of the Department of Banking and In
surance, they offer one of the safest
forms of inve stment. A borrower is an
investor in the building and loan Just
the same one who invests but does
not borrow. The investor subscribes to
so many shares, for which he pas 81
month on each share. The borrower
does the same, taking out one share for
each 5000 borrowed and pays 81 for
each share and per cent interest on
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-04-13
Builders Will Demand
Ten Years Leases
Only Way, Says ]. f. r. Carmen.
Ter, to Safeguard Investment
in Costly Buildings

j. L. K. Carpenter seems TO have =.
rived at a conclusion regarding -.
housing and building cos, sitna,,o,
and has decided to 90 ahead uo
planning three operations for tho ~
trail East Side, and one of those bnSa
lngs viii be ready for occupancy no.,
lall. This house is TO be al III Ia 10
East Eighty second Street. botweer
Park and Lexington avenues. and ron,
ais there VIII range from $1,000 IN
$500 year. The other projects will
be at the corner of Park Avenue ans
Eighty second Street and at the sou,b
corner of Fifth Avenue and Sixty.siv,h
Street. Rentals in the latter honse
will range from $4,000 10 S3o.O00
year. In the Park Avenue corner bniH
ing $4,000 to $4,000 will he charged
Mr. Carpenter will not undertake tho
construction of the Fifth Avenue and
Park Avenue houses until next wear
He says the present need is for houses
of the $1,000 TO $500 type He has
maintained that this should be the
type of construction first launched.
Asked how builders who operate IN
der current prices could safeguard
their investments, which might be en-
dangered by lowering of construction
costs in the next few years, Mr.. Car
penter told of his plan to demand ten
year leases from tenants who rent in
his Fifth Avenue and Sixty sixth Street
apartment and the one he viii erect on
Park Avenue. Rentals at current rates
for ten years would assure the builder
who builds to-day against financial loss
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-04-13
Eastward Flow of Aliens
Capitalized by Realty
Furnished Room Houses and Tenements Close to
Shipping Points Turned Into Lodging Places
for Migrating Foreigners

The great movement of aliens from
this country to Europe, which set in
slmost as soon as it was officially
known that Germany had signed the
armistice, is being capitalized by real
estate men in this city. 1t is neces-
sary for these travellers to remain
here while awaiting passage. The wait
is at least a week and sometimes is
as long as month, because of the
scarcity Of ships. Cheap lodging is
demanded by these travellers and
places close to the waterfront are pre-
ferred. Owners along the east and
west edges of the city have grasped
this chance to increase the income
from their properties and are turning
them into lodging houses for the east
ward bound travellers.
Families have been ordered out of
tenements that the migrating popula-
ton may be accommodated and the
owner receive higher rentals. Furnish
ed room houses, especially in the lower
West Side and through Greenwich Viii
lage, are being held for this transient
trade. Permanent occupants are not
wanted while aliens are forced by
shipping conditions to remain in New
York awaiting their turn to board ship
and sail away.
Syndicates are taking over furnished
room houses and tenements close to
the shipping sections on leases ranging
from six to twelve months, paying own
ers higher returns than they received
formerly from their properties. These
syndicates, which are composed of
naturalized citizens who play on the
credulity of their own race, are find
ing it difficult to secure all the property
they would like to have. Owners who
have sensed the situation are not sur
rendering, but are operating their own
properties. taking the profits which the
syndicate would get.
700 Per Cent Increase in Income
For instance, furnished room which
would rent for $3.50 a week when oc-
cupied by permanent tenant brings 50
night rented to a travelling alien
This means TOO per cent increase in
the income from the room. Larger
rooms bring larger returns. 1t was
said that the increased income from
the larger space, a room which would
pTinS 90 10 30 week IN ordinary
times, is at least 1000 per cent.
The alien, according to the stories
told, pays exorbitant charges for
everything, and at every step he is
confronted with demands for money
OF course there are EXCEPTIONS The
Federal authorities are trying to help
him, and so are some of the honest
men of his race, but it is difficult to
combat the we'll conceived plans which
have been laid to take from him
good portion of his savings, which
average about $4,000 person
Big Rush Since Armistice
Since passenger travel between this
country and Europe was resumed in
November 94,137 persons have sailed
from this port. The estimate is made
that at least rs per cent of this num-
Der were aliens returning to their ma
tive lands. The number is growing,
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-04-13
5000 Acres of Farm
Land for Soldiers
Big Long Island Tract To Be
Turned Over TO Men Who
Fought Over There

j. w. Doolttle, president of the Real
Estate Exchange of Long Island, at
recent meeting and luncheon Of the as
Element on Long Island for returned
soldiers. An offer of 5000 acres of
farm land was made and pending gov
ernmental action an effort will be made
to interest private capital in providing
ready-to -live-on farms for discharged
soldiers and industrial war workers.
"The example of California;" said
Mr.. Doolittle, SHOULD not be over
locked. What Professor Elwood Meade
is doing in that state can easily
be done in New York. The Real Estate
Exchange of Long Island will further
such development in any way that
lies within its power"
The Rev. DR.. Newell Dwight Hills
was among the speakers and told of
the Importance of such a movement.
Business men of this country and this
city confront a grave problem" said
Dr. Hills. "Great Britain and her col
onles are planning to pay her enormous
war debt by brbing our soldiers and
sailors to settle her farm lands in
Canada. have just returned from the
Middle west and was told there that
the Mississippi Valley states expect to
lose $4,000 farmers in an exodus to
Canada this summer and fall. I there
fore look forward with apprehension to
the effects during this summer and
fall on our soldiers and sailors of Can
adas offer of 100 acres of farming land
and the loan of $4,000 to each farmer.
England is doing just what the
United States did after the Civil War.
But we have no more great tracts of
public land. Only Is per cent of our
territory is undeveloped while 50 per
cent of the colonies of Great Britain
remain undevelored. If this exchange
or anybody else can work out plan
to settle our soldiers and others de
string agricultural work upon the land
they will have done wondc rful thing
for their country"
Others who spoke on the movement
were the Rev. DR.. Henry M. Stimson,
Thomas V. Patterson, member of the
State Reconstruction Commission and
chairman of the food production and
distribution committee, and M. E.
Lynch, assistant to DR.. George Kirch-
wey, director Of the United States EN-
ployment Service. The Rev. DR.. Slim
son said that Long Island is just as
capable of development for farming
purposes as any other section.
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-04-13
New York Is a
City of Billions
OF Travellers
Close to 2,OOO,OOO,OOO
Rode OH Transit Lines
Last Year and 25,OOO,OOO
Used Lifts in One Building

Railroad companies report that close
to 2,ooo,Ooo,oOO persons rode on the
transit lines of the city last year, and
the management of one of the great
downtown buildings announce that the
elevator traffic in their building has
reached the total of 81 900 persons in
single day.
The startling feature about these
figures is that they show wonderful
increases over the previous year, indi-
eating that despite a war, which had
the effect of hampering all but mum
ton and kindred businesses, New York
showed record of travel which is
nothing short of business barometer.
There is hardly any city in the world
which can produce traffic figures of
close to 2,ooo,ooO,oo travellers in a
Year.
Statistics secured by the Public Ser
vice Commission show that 1,975,4S2,-
3l6 fares were collected on all the
transit lines of the city exclusive of
the steam roads. In 1917 the transit
companies operating within the city
limits collected 1,918,S12,226 scent
fares. The question is, Where do all the
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-04-13
Candy Concern
Buys Former Gas
Mask Building
<
Owner of Big Long Island City
Plant Dropped Dead Before
1t Was Completed

The sale Of real estate often recalls
to mind some interesting history, ro-
nance or calamity, connected with the
former owners or tenants. An instance
of this was in the sale yesterday of
the Stewart plant in Long Island City.
This immense structure is better known
and will probably be always alluded to
as the "Gas Mask Building" for in it
the gas masks used by our army we're
made. Not alone is this interesting
the owner of the property dropped
dead before it was completed and his
wife died soon after from grief
The building, which is located on
Jackson Avenue, was taken over by
this country soon after entering the
war and as it's space for this work is
no longer needed, the building has been
unoccupied for the last few months.
Several weeks ago, Joseph z. Day was
called upon to outline a sales plan for
its disposal He had previously given
quite some thought to the disposal of
war plants and presented his sales plan
to the former owners. They adopted it
and in less than two weeks the prop
erty was sold to the Tiffin Products,
Inc, in which the same interests are
represented as in the Greeley Square
Hotel Company and the same princ-
pals as in the Waldorf Astoria, McAlpn
and Claridge Hotels and the Savarin
and Fifth Avenue restaurants.
The owners will use the property
for the manufacture of the McAlpin
chocolates and will broaden their field
to cover the various assortments of
candies, food products, etc. Edouard
Panchard, the managing chef of the
McAlpin Hotel, will supervise the
manufacture.
Building Erected in 1912
The building was completed on No
vember 20 1917, and was erected for
James K. Stewart, of the Stewart
Speedometer, for the manufacture of
device invented by him to be used as
spring starter for small automobiles.
Before the buildings we're completed
man. died one day while bathing on the
Jersey Coast, leaving widow and two
small daughters. Mrs. Stewart died
within three months and the children
were left the vast estate of their
parents. 1t was placed in the hands
of guardians and administrators, who,
not being able to conduct the manu-
facture of the starters, were obliged to
sell the property, machinery and patents
and within three days after the sale,
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-04-13
By William f. Harmon

/ have been asked to give my opinion
Of the ethics of the case where the
landlords in New York City are in
creasing rents to the limit the market
will stand. At first thought one is
reminded of the biblical indictment,
"Offences must come, but woe to him
through whom offences come because
on the surface it seems as if the ten
ant in New York City had no escape
from the exactions of the unscrupu-
lous landlord. On second thought an
other aspect of the case presents it
self. Increased production is always
stimulated by attractive profits, and
inasmuch as the shortage of housing
was created by high taxes and insig-
nifcant returns, temporary congestion
and abnormal rents may be the instru-
ment that will prevent conditions from
becoming permanent.
Great inconvenience and, doubtless,
some suffering is entailed in the
changes forced on families unable to
pay the increased rentals of to-day,
as they are obliged to live in cheaper
quarters than those to which they have
become accustomed. But, on the other
hand, New York has always provided
more for the dollar in the shape of
housing than any other rapidly grow
ing city in America, and tenants are
only forced into quarters more nearly
esponding to the economic posi-
biities of the dollar than has be the
case for the last ten years.
The tenant can now see the relation
ship between high taxes, high cost of
construction, the rent he has to pay.
and the conditions under which he will
have to live as long as such high prices
prevail.
An Illustration wiz interestingly
explain this situation. We own two
apartment houses in Brooklyn adjon-
ing some vacant land on which we have
been paying taxes for fifteen years.
The buildings cost about $4,000 to
construct-and have paid net about 6
or per cent on that price, and that
only the last year, during which period
the rents were increased about 10 pc I.
cent. An apartment became vacant d
few days ago, and i'll order TO test the
market and see if it would pay US to
build similar buildings at a cost of
from $4,000 and S55,0 900 each, we Of
fered this apartment at an increase of
~ per cent over recent rents. or ~
per cent over those of a year ago.
Some CONSERVATION was created, but
the apartment was rented and we are
proceeding with two new buildings that
must bring the new level of rents to
pay us a moderate income, rather less
than we could get by buying United
States Steel stock
If tenants Will only look around
among the type of apartments they
would have been satisfied to live in
twelve years ago they Will find rents
within their means. The present high
rental level certainly insures increased
construction in large quantities, unless
tenants through their own inexcusable
indifference permit municipal mad state
authorities to tax real estate to death.
My opinion of the ethics of the sit
uation might be shown in the follow
ing story: There is ferry crossing a
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-04-13
High Rents Solution
Of Housing Problem
Expert Says Favorable eturns Will Bring Bu;ld
ers Into Field Who Will Soon Make Up the
Shortage - Must Have Compensation

wide river-the owner of the ferrr
the right to charge toll. If there !. mas
other method of crossing the 20; - 40
his toll is determinable by the n .,ss'
interest, judged honestly and fs; rroiie
connection with his own inyes.n.. N
If there is another ferry a mile shs'N
he is at liberty, in equity and IN y We.
to charge his own price for tho nsa -"
has own property, and the NOR V'
charges the more surely he vii, ne
gender competition. In other W., Gu
monopoly in any necessity gives "', ~
public right of regulation. hn, sns
estate is not in the ordinary ,a ,ssl
monopolistic. Ssnse
The present era of high rent.
largely due to inadeuuate retnrns IS
the past annoying city interfer ro ~
and increasi"o taxes. If landlora snVe
tenant will see their common ;ntox ano
and act wisely, a crisis will hs o GOV
vented, ard through increased bn;,s Are
rents will become normal bnt 'u m
normal of the future viii probshl, ' ~
considerably higher than the nos,, .,
of the past. avn 'ns'
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-04-13
Many Interesting Problems Confront
the Homeseeker Now Hearing the
Call of the Country

Kenneth W DalzeU architect, has denoted oil his thought
the Development of the
the country doeHng oroue reasonable He has
and 6~at hundreds
be measured by the number satisfied home
~ood the New Jersey Short
MAINTAINS that building
and that only long application full understanding
drers and ability utilize the topography of the possible
to design satisfactory Mr.. DalseU
readers things they should kno about
about buldjg Something H
helpful Information be prouided
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-04-13

the property was taken by the Gas De
tense Department of the United States
government. The United States gov
eminent occupied this building for g
period of eight months and employed
several thousand female hands.
The buildings were constructed alone
the most modern lines of factory build
lngs, consisting of a five story and
basement, reinforced concrete and steel
building, of fiat slab construction, con-
tanning over $4,000 square feet of
floor space and a one-story building on
a plot 52x1S4. The plant has direct
connection by siding with the Long
Island Railroad.
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-04-13

pie, Immediately loaned out to the Dor
rowers and starts working for you.
Some say that you are without the use
of the first S. paid on the principal for
IL years and 3 months, and the second
s. for IL years and . months, etc,
therefore you should figure the loss of
interest on the IS, all of which is true
IN way, but where other than q build
ing and loan can you invest SIS month
at such a return on the investment
The chances are one would have spent
the money and the mortgage would
still be on the property. Of the 1870
or $40 houses which | have designed
or built in Maplewood. N. j., and vicin-
lty, 95 per cent have been financed
through the building and loan associa-
tions.
Some associations charge premium
on the amount loaned, varying from
half of l per cent to per cent; but
there are now many associations which
do not charge any bonus or premium
at all, the only expense being the ex-
pairing the papers, which would be the
case in any mortgage-straig light or
building and loan.
displaced House
The house illustrated is one | de-
signed eight years ago, and is an ex-
ample of a misplaced investment re-
ferred to in the beginning of this
article. The property was restricted
to residential purposes with all the re-
strictjons that go to make a good resi-
Dental neighborhood All the prop
erty of that tract held the same re-
strctions but the property on the
other side of the street, a main
thoroughfare, was not restricted, and
since this house was built stores have
been erected directly across the street,
and beyond them some cheap two
family houses, and this house, which.
were it not for these stores and two
family houses, would sell for $4,000 or
$4,000. cannot be sold, it seems, for
more than $4,000, as that is the best
offer received to date, though six years
ago it could have been sold for $4,000
When buying property buy through
a recognized real estate broker in the
community, one of experience and with
a reputation of looking after his clients
interests. 1t will cost you no more and
may save you some money.
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-04-13
9th Avenue Landmark
Soon to Close Doors
Mouquin's Restaurant Building
Erected by Isaac Varian More
Than Century Ago

Within few weeks Mouqun's res
taurant at ASA Sixth Avenue, for two
decades one Of the best known restau-
rants in the old Tenderloin, is to close
it's doors. The three story brick
and frame building is one Of Manhat-
tan's oldest landmarks and was built
more than 100 years ago by Isaac Va
rian. 1t stood in the centre of Varan
farm, whose pastures and fields ex-
tended west to the Hudson River and
east as far as Lexington Avenue
Henri Mouquin, father of Louis, and
founder of Mouquin's restaurant in
Fulton Street, leased the old Varian
mansion in 1897.
By order of Louis f. Doyle, referee,
Joseph p. Day has been authorized to
sell the property on plot $50 100,
on Wednesday, April 80, at noon, in the
Vesey Street salesroom.
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-04-13
Mrs. Seth Thomas Sells
Fifth Avenue Corner
BUYER of 38th Street House
Wants Ii for a Home-Was
Held at S325.0ON

Mrs. Seth f. Thomas has sold the
story American basement dwelling
on the south corner of Fifth Avenue
and Eighty eighth Street, through Will
lam B. May G. Co., to a person who
will occupy. The property has a
frontage on the avenue of feet and
a depth on the street of 1922 feet
1t has eecn owned Wy the seller for
about ten years, and was recently
rented and occupied by Dr. Henry
Landashier, who subsequently pur-
chased in Seventy Street. The
property was offered for sale at $685.
900, is modern in every detail and is
one of the few corners on Fifth Ave-
nue. on the market On the north cor
ner is the residence of Mrs William
Pollak
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-04-13
Investing in The Bronx

Kurz e. Uren have sold for Mrs. Jen-
ME Schaffner 1855 Dawson Street, be-
tween Longwood and Intervale aven-
nues, fives story apartment house on
lot size 4O6x1OO.
Kurz G. Uren have also sold for the
Matilda Realty and Construction Com
pany 1922 Matilda Avenue, between
236th and 237th streets, two family
dwelling, on lot 25x1OO, to a clieent for
occupancy.
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-04-13

travellers come from? 1t is doubtful
if every one of the 100000 odd souls
in the greater city makes 1888 rides a
year.
The Equitable Building management
announced recently that on a certain
day they clicked $1,000 persons as
travelling on the elevators in the build
ing. During busy day on the ex-
change or when Liberty Loan drive
is on it is estimated that the traffic on
the Equitable lifts is at least $4,000
more. The management figures that
25,000,000 ride on the elevators in the
building in a year. This is more than
four times the population of the city.
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-04-13
Long Beach Cottages Rented

Twenty seven cottages at Long
Beach have been leased recently by
Horace T. Charters G. Co.
From the way houses are being
sought at this seashore resort the com
ing season promises to be one of the
most active in it's history. SO anxious
are persons to rent homes there that
l prices seems to be the least worry,
New-York tribune. [volume] (New York [N.Y.]) 1866-1924, 1919-04-13
Fine Houses at Montclair Sold

Rodney B. Stuart has sold to R. T.
Mount his residence at 4 Belvidere
Place, Montclair, N. j., on plot 6Ox15O.
Robert D. Kent, president of the Mer
chants Bank of Passaic, has sold to
): A. Bettes, of Bettes & Ebsen, of this
CITY, the large stucco residence at 1853
G1hrlstopher Street, Montclair, on plot
I5xlbO feet. The property was valued
at $4,000 Both sales were negotiated
by the Frank Hughes Taylor Company.