Evening Star Newspaper, December 27, 1924, Page 13

REAL- ESTATE. CAPITAL SEWER SYSTEM BEHIND CITY’S GROWTH A ppropr"iations Inadequate to Finance Improvements Needed in New Sections and Suburbs. REAL ESTATE. CAPITAL SPENDS 4 MILLION EACH MONTH ON BUILDING This Average Gives Washington High Place Among Cities of Nation for Con- struction Activities During Past Year. Bungalow for Gar- den Lot Novel Plan of Rooms. e An Effect of Unusual Size Cre- ated by Living and Dining Washington has maintained an av- Room Almost in Oune. | { Seaiis AT i 3 3y i erage of nearly $4,000,000 per month nution of the present clear water | : o o Zor new construction during the past flow. Tt is understood that such| fpe 1, ¢ N s 11 months. p o o 5 arge cities the ell‘ln:;dl{r:::-’;\ ;1:::::“;&,,“::,", does her own housework. To give u iy ot cities disclose a to- and your committee ,urges that the | gqanes a neon Plans we have intro- tal valuation of $234,212,640 for last time ‘has come for their Installation, | coced & DOVel treatment of dining month, whereas November returns “These' Improvements -ans’ only. . p ] oL living room and pergola porch. from the same cities last year totaled step, but y tweaments are only 2|, Every small house should have & $255,422.215. New York City for its program recommended for taking the | Shers onn oy, “Mall houses are built five boroughs has a November total of Tonige pottution ot ‘op ‘thing the| where one can own enough land for $49.881,2485, as against $70,004.429 for upon the present sewerage SYSLem.|streams. Clean up the park streams | po b fPo8¢. This wing or side of the its November return of last year. But This 1s %0 in & number of newls da- | of conry (1ol UD the park streams| house has Leen planned so that one the total for the first 11 months in veloped sections and nearby suburbs. | (L NEAT ALIR VAT I these Te-| may see the: garden, no matter In the Nation's metropolis exceeds the This Is the finding of the annual re- | mage, Rock Creek (tself throughout | fue on Wa¥ one looks. On entering | whole 12 months’ figures for last year. port and a special report of the |y Sot o S IR e ke au] the fover hall a view Is tobtained | Up to June of this year the returns Washington Board of Trade’s commit- | ¢ o€, PATE T8 80 POTYCec ’»w;_‘eh,m“ 85| through the glass doors leading to| for New York consistently showed ce on sewerage, under the chairman- | 2 g W €08 bathing, v aeS 7| the pergola porch, down the garden | great gains over last year. June ship of Asa E. Phillips, which points | it 906 (ke from many &4-lpath, past a sun dial. or pérhaps.a | SHope 8 ¢ ils a ot e A i a TS, wut many bad conditions with respect |13¢ent communities. he intercept-|hird path, into the pergola placed in and August registered big losses. Sep- to the sewerage system of the Dis- 'l;“'f ‘":f’,:;‘e;“" L““ "?”l-’*‘d‘mf Of | the far corner of the garden, which | \»mbexgnr{nwad small gain, and a loss B \-‘:rsp‘lrgp bt 1 thelr rate of comy|may serve as an outdoor living roow. | was recorded in October. et s e red Ty the|All plauting in this garden space | pledo pe measured by tN€|gnould be restricted to the borders of | Chicago Total Drops. D g e P95t ive vears | the puth and in front of the dividing | CHigaes s otall . Gone e rtiuat = i1 < ° fences, in order to leave the sweeps | ‘ months of this year drops below the | | this rocky stream unmarred in its existing natural condition, with dimi- | The sewerage system of the Na- tional Capital has not kept pace with the city's rapid growth and develop- ment of the last few yea "his has been no fault of the District govern- ment, but is due to the lack of sufti- cient money appropriated by Con- Bress. Homes, apartment houses, huildings and suburban develon nts have made their appearauce in large numbers in every section of the city and have placed a great deal of strain Worcester, Mass.: Omaha; City, and Youngstown, Ohio. Memphis averages almost $2,000,000 and Washington, D. « almos $4,000,000. Detroit Third City. Detroit, which is the third city ir magnitude of bullding opesstions this year, as evidenced by bulding pe: mits, shows a gain for the first months of this year over the like period of last year. The total mone valuation this vear is $150,112,191 Where 25 last vear it was $119,278,847 Each month, excepting Augus shows a considerabls increase, th: largest increase being approximately $8,000,000 in April. The August de crease was around $4,500,000 Portland, Oreg., Is nearer $3,000,000 than $2,000.000, Cincinnati is over $2,000,000, and Louisville and St. Pau are slightly under $2,000,000. Colum bus, Ohio; Toledo, Jersey City and Houston are near the §1,500,000 mark Providence, R. I, is over the $2,000,000 mark. All these cities, except Richmond Va.; Springfield, Mass.; Albany, N. Y Toledo, Ohio, and Omaha, Nebr., pass the $1,000,000 mark for November valuations. The following is a comparison be tween the leading cities in various sections of the country for the firs 11 months of 19 and 1924: Atlantic This gives the National lead over a number of office Other Factors Stressed. ‘The report brings to the attention | of the board that the development of the sanitary and storm drainage of the Natlonal Capital is also an inte- gral part of the development of the pares and reservations of the ecity At the same time it points out that | noreased appropriations have been 1ade for this important work and states: “These increases will doubt- less meet the more urgent lodal de- mands of the various sections of the District, and should relieve somewhat the stress that it has o long endured. Particularly the extra current year appropriation for service sewers laid under the assessment system should wbviate the demand on property own- ers for the deposit of large sums to pay for local sewers. In discussing some of the conditions i the annual report presented to and adopted by the Board of Trade the committee states: front of this space would make a splendid den or study if finished off, and the rear could be left for the always needed storage space ative flowers and vines will surely find their way to the proper places along the borders of the porch and | | the base of the house. The cream of | |the wild cucumber blossoms against the copper of the roof would add much to the beauty of the pergola A wooded lot of ample size for such a design as this would mean a home | of more than ordinary distinction and one which could not help but give comfort and happiness Since the price of material and labor vary so materially in different locali- ties, we do mnot attemot to give an estimale as to cost, but suggest that you consult your local builder, who can give vou detailed information as to the costs of vour exact needs to their complete functioning. H of lawn as wide as poss g | i Park n as wide as possible The returns for corresponding months of “Those who visit Rock Creek A X : ¥ | more a lawn is cut up into small beds can hardly realize that the entire the more insignificant does the gar- sewage from the great Piney Branch| g 3 n space appes area pours down' that open stream |55 SPace appear. G or qa‘“ arge ol nag»- small hallway that gives access to IS L MoNing: jconERnUY 0 X | the bedrooms and also provides a Creek and polluting the waters of| o o lCotmE AT0 250 Brovices i this beautiful stream throughout the| yocooga 00 (2 20 T irabe o | length of the park.” hold extra clothing. The kitchen has last year. In this second city in size and ‘second in building operations, | May is the first month of this year when permits were greater than last | vear. June followed with a practical doubling of last vear's figures. July showed a small gain, and then follow- | ed September and October with losses. 3 November, with $29.764,990, shows af oW Yor gain of about $2,000,000. Tos Auriiss Los Angeles, which is -‘\-"‘-_f"mlw city in magnitude of construction | fuitanapoiis.. work, shows a loss for the first 11 Orleans months of this year. January and Feb- | Baltimore. | ruary exhibited gaine, and since then | Borton.. every month has been in the loss col- umn, The total for the first 11 months of this vear is $138,223.655, and for Minneapolis. . Kansas City the first 11 months of 1923 was $179,- 374,987 heneath the window, and the range the fourth has been placed where it gets direct light. The pantry is situated on the | inner wall and is ventilated by |means of an outside window. By throwing the living room and din-| | ing room into one a greater sense of space has been obtained. 1If the mis- tress of the house prefers to conceal the dining table by screens it would - LIVING-ROOH - 1218 150,112,191 1268310 19,877,102 2,082 Ao, St. Louis, Mo Buffalo. z Cleveland 1111 T'hiladelphia Condition of Piney Branch. Youn committee desires to again direct special attention to the cond ton of Piney Branch throughout the yresent Piney Branch parkway, where (his stream continues to be utilized as “n open sewer during every rainfall und is grossly polluted with the sew- #ge of several thousand population contributing to the sanitary drainage of this valley. The section affected extends from Rock Creek upstream to Where the Tiger Bridge crosses the valley at Sixteenth street. There the 10-foot-dlameter Piney Branch sewer s a temporary outlet jJust within the parkway and ov lows into the stream “This storm sewer drains the entire valley of Piney Branch, including Ta- koma Park, all of Petworth and very considerable portions of Mount Pleas- ant. Recently this area has been unanimously developed with a corra- sponding great increase in the vol- ume of collected sewage: at the same time the increase in the extent of paved streets and roof areas has re- ed in_more rapidly augmenting run-off from rainfall; so that the nditions as to drainage in this val- ©y have been radically changed since hese works were originaily tructed, “At that time the upper vailey of Plney Branch was largely undevelop- ¢d and the sewage flow was very small. There were few, if any, paved ets and very much of the area s still devoted ot agricultural uses, while many dwellings were unpro- d with sewer connections. Near the outlet of the main sewer the dry weather, or sewage, flow was diverted ‘o a small intercepting sewer which ¢xtended down the parkway far a8 Rock Creek Park, where it drained into the Rock Creek intercepting sewer and thence through the sew- age disposal system. But during every rain the main sewer dlscharged it flow into Piney Branch. Improvements Now Urged. As long as the volume of sewage was s 11 and the dralnage that of open fields, this was not seriously objectionable, but at present, with the large and increasing volume of sewage and the drainage from close- 'v built-up areas, such as are rapldly developing, the conditions are so changed as to demand that steps be taken to improve this portion of th Piney Branch drainage system by the construction of properly designed waterways to prevent the offensive pollution of the stream now so evi- dent as well as the destruction of the xtream banks during excessive storm discharge. These drainage improvements are believed by your committee to be a vital preliminary to the long deferred developmeng of the Piney Branch arkway between Rock Creek and Sixteenth street. They should be so designed and executed as to leave Delighted HT BY REALTORS Rebates and Other Allow- ances Not Shown in Docu- ments, Opposed by Board. Holding that “padded” leases, in which a larger consideration is named as rental than is actually agreed upon between the owner and tenant, are becoming an increasing element danger in the financing of comstruc- | tion, the property management divi- of | sion of the National Association Read Estate Boards has taken a stand unequivocally condemning all such lease arrangements. The action was taken at a meet- ing of the executive committee of the division just concluded at headquar- ters of the assoclation, Chicago. “This division is opposed to the making of leases with concession, free rent or rebates unless such are clearly shown on the face of the lease,” the resolution states. The report states that to Insure sound financing of apartment build- ings and office buildings a careful analysis of the rental capacity and maintenance costs of every proposed building by an expert in property management to determine its earning power is as essential as an examina- tion of the land title by a competent lawyer or the drawing of its plans by an architect or the examination of its accounting by an auditor, division officials point out. Whether the building will pay Interest on the loan is bound to depend on there being a healthy relation between its rent rolls and such matters as construc- tion costs, taxation and extent of va- cancy. Space is a commodity. The experienced property manager knows what it costs to sell a given type of space. Analysis of office and apartment buildings to determine their net in- come value, present or prospective, will be an important topic to come before the division at its meeting In connection with the annual meeting of the National Association of Real Estate Boards in Dallas, Tex., January 13-16, 19 The division meeting, which will be an informal round table on the problems of property manage- ment. will be held on the opening day of the session, together with simul- taneous round-table meetings of the divisions of the association specializ- ing in industrial property, farm lands, home building and subdividing, real estate finance, general real estate brokerage and real estate board or- ganization. National surveys will be undertaken by the national association during the year through th: property man- agement division to determine the amount of residential vacancy nor- With Our New Woodley Place Homes Exquisitely Furnished by Palais Royal Only half block from Ward- man Park Hotel—3 blocks to 18th St. and Columbia Road— half block from Rock Creek Park. Homes of the Finer Type 8 Rooms—3 Baths Heated Garage Exhibit House 2721 Woodley Place Open Till 9 P.M. Moderate Price To Inspect—Motor Connecticut Avenue and Calvert Street, or take t Bridge. North from Calvert Street— car to end of Calvert Str over the Million-dollar Bridge Convenient Terms to Chevy Chase gne short block on Woodley Place to houses. of | add Interest to the room. The fire- place is enjoyed from the dining room as well as from the living room. The walls of the foyer can be ex- tended to the ceiling or only built half way and finished with a little shelf for potted plants. This little house can ‘be built either clapboards or shingles painted any color preferred. 1f one chose to screen the porch, it | would add one more room, for this is | quite large enough for the afternoon | tea table, a hammock and chairs | When we consider what may done with a cellar in such a house this, we at once see that many of the problems of storage. etc., that con- front those without such a wonderful| basement space as could be had here, have been solved. Coal or wood bins, furnace room, closet space for canned fruits and vegetables, bins for garden vegetables and apples, etc., laundry tubs and ample drying space—these are some of the features that re- lieve the upper floor of the conges- tion that would necessarily come if they were omitted. The house is 52 feet & inches wide Tt would, therefore, be unwise to choose a lot less than 75 feet in width for this design. To be sure, the house could be reversed, and the living room, porch and pergola end | face the street, for this side of the | house is only 39 feet wide. In this way a 50-foot lot could be used. Then | informal, flower-bordered paths would lead around to the entrance or the porch could have steps at either end, thus admitting of a direct entrance | onto the porch from the front. In} either case we would enter the door Into the fover hall exactly as now shown. i Although wood has been suggested | for this design, stone would be charm- ing indeed if one were building in a| locality where a variety of field stone colors could be had. If wood were used a charming treatment would be to paint the walls a cream or tea| color and have the roof stained to| resemble the modulations of a thatch- | ed roof—that is, different shades of browns and tans. A modern treat- ment of shingles, by dipping them in Tinseed oil and creosote, makes it pos- sible to have a roof at a low cost that gives a mellow appearance of age. The attic space is large, and if one did not care about a slanting roof the of and be mal to American cities, the prices actually being paid for store rentals | and office space in cities of more than 250,000 population and in cities under that population and the detail of cost of property management. The asso- ciation also will study the rise or fall in rents, the types of apartments most | in demand, the effect of overbuilding | on rentals and the tendencies in types | of apartments buildings now being erected. 7% 7 2, tas heater; large cellar; wash tray rear porches; built-in refrigerator, ironing boards. Open for Inspection—See These Sunday JOSEPH C. ZIRKL be installed in this design For information as to the procur- ing of the building plans of this design, No. 18, send stamped and sclf- addressed envelope to the real estate editor, The Sta DEMAND FOR LUMBER IS CUT BY COLD WAVE However, pated if Temperature Permits, Needed Building Activity. The recent cold wave, which brought below-zero temperatures to man sections of the country, put a stop to much construction and other outside work, and the effect on the demand for lumber has been noticeable. usual holiday shutdown of the mills for repair purposes wiil undoubtedly make for even greater firmness, ac- cording to the American Lumberman. Demand within the immediate future will probably be regulated largely by weather conditions. Housing needs in most cities are still great, and Win- ter building is generally on the pro- gram. If temperaturés admit there will be a general resumption of build- ing activities immediately after New Year, and a consequent upswing of the lumber market The Southern pine market has been very active lately. Not only have re- tail dealers in all sections of consum- ing territory been buying ‘consider- able quantities of lumber, for stock well as for immediate require- ments, but industrial demands have been extensive. There has lately been a marked revival in business with the oil fields, which are now consuming much long-dimension stock, together with timbers and boards. Railroad demand for car and maintenance-of- way material has also heavy, while exports have been sizable. The mills are much oversold and are little interested in new busi- ness, turning down practically all offers for future delivery. Prices have not advanced materially within th | last several days, and the tendency remains strongly upward. The hardwood market is approach- ing the close of the vear with much greater activity and strength than in any recent year EMPLOYES GIVE DINNER. The employes of Morris Cafritz & Co.. held a get-together dinner on December 23. The affair was at- tended by the sales force, office em- ploves and superintendents and ‘was given in honor of Mr. Cafritz. Mr. Cafritz was presented with golf bag and General Sales Manager Holmes gave individual presents to em- ployes. BIGGEST HOME VALUES OFFERED 2 TYPES TO SELECT FROM 5 and 6 rooms and bath each; every known modern convenience; open fireplaces; hot-water heat; electric lights; floor plugs in every room; Pittsburg automatic Realtor 203 Colorado Bldg. Active Market Antici- The ' remained | ; attic; front porches; on cold Winter days. LEASEHOLD HELD CAPITAL} Board of Tax Appeals Renders De- cision in Income Tax Case. A leasehold is property, and its cost and increase in value are prop- {erly capital, according to a decision just made by the Board of Tax Ap-| peals In relation to the Federal in- | come tax } The board, states in part: That a|p |leasehold is property and ite cost and |, |increase are properly capital. The |2 lowner of the leasehold is entitled to|> | take deduction for exhaustion of such | |icasehold in the same manner as he | & | would with ‘any other exhaustible | § property, and that where the value of | a leashold is determined, and that value is used as the basis for com-| | puting gain on the sale of a lease,|3 | the taxpayer is entitled to take the |deductions for exhaustion on the| same basis. a WILI: ERECTrTHEATER. | Clarendon, Va., Group to Put Up| $50,000 Building. is to have a motion j Pendleton-O'Bar, 1116t Fourteenth street, have sold the|s | eround at the corner of Wheeler ;.\.»} | nue and Wilson boulevard to a cor- | poration which will erect a $50,000} theater Construction will begin at once and | the theater expected to be reas by Spring. It will be built along mo: ern theater requirements and will | seat approximately 850 persons | | | B | clarendon | ture house. ESE i AL Realtors to Get Cut Fare. A fare of one and one-half for the round trip has been granted all real- | tors attending the annual meeting of | the National Assocfation of Real ‘;I:“XLHO Boards in Dallas, Tex., Jan- | | uary 13-16. The rates are given on L the certificate plan 7222 N 2 % Prices $7,850 to $8,450 Builder and Owner % 7 RESIDENCE EXCHANGED teenth street as part payment for a | Construction Co. | valued at house is eight stories high and con- | tains 16 apartments iaparlmcn! house is $185,000. { Board and the Fort Myers, ment of Lexington, for the work at Fort Myers. | the purposes have produced big figures for year Denver, $2,11 $2,000,000 2 month valuation. FOR NEW APARTMENTS Twenty important cities that the accompanying chart and tabula- tion show a slightly greater combined total for the first 11 months of this year than for months of this ¥ vear's first 11 cities only six show November gains If you are a garden lover, you will revel in the views of this liztle house's gar- | SNEF “October. den from both the living and the dining room. Think of Summer meals on the porch just outside the dining room door! enjoy the fireplace from the dining room as well as from the living room | Several Greater Combined Total. form last year's first 11 ear than for last months. Of the 20 But 13 show gains | when comparison of the 11 months of {last year with the corresponding pe- And note how you could |riod of this vear is de. cities not included among that have been selected for of continuous comparison this whose November figure is has averaged more than Spring- 0, field, Mass., has averaged more than $1.000,000 a month, and so has Rich- L. A. Snead Gives $75,000 Home mond, Va.; San Diego, Calif. as Part Payment for Sixteenth Street Structure. An interesting transfcr of property amounting in value to $260,000 took | lace this week through the office | ¢ Harry Wardman, when L. A.| nead, president of L. A. Snead Co., | xchanged his residence. 4224 Six- ew apartment house erected at 1101 | ixteenth street by the Wardman Mr. Snead's house is a 14-room and | -bath structure with a large garage $75.000. The apartment of four rooms nd bath each. The value of the| Secretaries Are Engaged. The Billings, Real Estate | Fla., Real | Sstate Board have begun the employ- of full-time executive secre- George I. Lore is the new at Billings. E. K. Bobbitt, | Ky.. has Montana, aries. ecretary been chosen | Announc HE removal of our offices to our new build- ing at Fourteen Twelve Eye Street, where we shall be pleased to welcome our many friends and business associates on Monday, December Twenty-ninth. struction. $8,000,000. Alba The Triangle of Actual Pittsburgh. . Construction for Year to Reach Ap- proximately $1,000,000,000. The metropolitan district of Ne York City is about to witness $1,000,000,000 year in construction. A the beginning of last week the tc | volume of bullding had reached $9 | 500,000, and construction planned | the following ten days will | bring it to that level . This is the greatest on record the metropolis. Last year's total was $900.000,000, and the year before wa $689,700,000. Massachusetts Park Washington’s most beautiful residential section of detached {] homes. Containing seven million feet of forest- with six miles of improved streets. overed land, Includes what remains of Increasing Values —between Connecticut, Massachusetts and Cathedral avenues. Over 200 homes from $15,000 to $200,000 built and under con- improvements Wooded villa sites, homes, with lots from 50 to 115 feet front. St. and Cathedral Ave. Middaugh & Shannon, Inc. and home values exceed lots, central and side hall Park Office, 32d ESTABLISHED 1599 Riggs-Semmes Bldg., Dupont Circle, Potomac 2200 ing With the increased facilities afforded by our larger quarters on Eye Street, we shall be enabled to givc even better service to our steadily increasing clientele. 1412 Eye Street REALTORS > e = =AY = e AR _ééw Fl’gaélokslin