Evening Star Newspaper, September 5, 1925, Page 13

REAL ESTATE, THE EVENING STAR, WASHINGTON, ‘D. C. SATURDAY, SEPTEMBER 5 1925 REAL ESTATE. i3 WARNING SOUNDED HERE AGAINST OVERBUILDING Lusk Says Builders Must Provide Hous- ing Only for Natural Growth of Capital. BY RUFUS S. LUSK. 1 lutely no housing shorta This S i s the question to be answerec The answer to the building outlook | i, iine waaent A vl e o in Washington, even after consider-|of the city able research, is not so simple. on one set of figures, it is only a 1 ter of months when residential bu Building Not Proportionate. a8ed 125,000, Since Jun, 7, Washing: then owth | ton's g T ing in Washington must be in propor e ascertain how many housing units tion to the population growth and |Dave been built since Livt date demolitions of old houses. tract from that number the sub- total On the otherhand, if we bas dwellings razed since 1917 and multi predictions of the operative ply the result by 4.5 (the average market for the next two years upon [il¥ in the District of Columbia building from 1910 to 1917 in Wash- | Shall come very near knowing ington, there might secm to be need | Now many people have been of an abnormal building program for | comfort. The several years to come. One is apt to be led astray by coun- try-wide reports concerning whether or not building has caught up.” Wash. ington has had a mo: abnormal a . P growth. Ordinarily our population in- (average * Washivgion crease from 1917 to date would have “pyie been about 13 per cent; actually the [N r peanle 5 per cent. Therefore, a | Bousing has been prov lied particularly to Wash |1ation increase—128,000—sinc Deals Only With Housing. [feten e This paper will deal only h resi- | sents the number of people who dential building. It is generally con. |not been provided with housing ceded, and quite apparent, t there | equals 4,247 families. At the pr is no unusual need for ¢ buildi | rate of building | these familie and stores, rial building is of | gether with the inc e in poj we have 19,114, which fizure r fam. ) we just June 30, 1917 108,886 | Subtracting 108,886 from the popu- | 1917 epre- have sent s, to- pula le consequ n this city | tion, will be nicely taken care of in ntal building is [about 10 months. What then? Can we sell nearly distinetion made be- | 10,000 housing units (the present en_dwellings and apartments. It | of building per year) each 12 m le whether the people buy |after next July? How long car roduction | sell housing for 45,000 people artments | When the city is growing at th rate | onths N we | ound to be [Of 11,0007 It is population grc |that makes building exceptionally nelusions reached and predic- | 800d, not the size of the ci'y. For e been based upon unite | €ver: spent in buildiny ann built and not upon pe ally, for each resident, there is s surveys have been based | SPent for each increase in population. | b et LT | Growth Was Abnormal. and before the and the un-| For four vears building in V of the actual u: S repre- | ington was only 20 per cent c a given amount of money, | mal; in eight years the pop! s deemed best, in the erest of | has inc 28,000 instead to disregard the money vol- | normal growth of 30,000 building | No wonder buildir 2 en fon has been paid to the| Now to examine a second se ses in Washington in | figures. From 1910 to 19 we {one new housin unit f ach op- | incre: in the population. This erations in nearby land Vir- | pro oly too many, but they ginia suburbs. built nyway One hund 1 Housing Unit Basi: or two [ 1917. If we need one new hou unit for each two increase in j lation, we would require 64,000 | twenty-eight usand more people | ; |live in Washington today than in| <h nor- tion f a x00d. et of built two was were ad 1sing hopu new not nece: B | housing units to be built subsequent | ned that on 3 O .000 have been bu occuples, one housing unit On this hypothesis, we are short res in relation to popula- | ) housing units. Even s tion size of family and to the | present rate of building, it would owth of the city have been obtained | seven or eight years to catch up. tak Census Bureau and | But before the war the cosl nd telephone | housing was in = proper pr ves in ref-|tion to the cost of other or_the last | modities. Today it Is at le 16 years have been obta hand | per_cent higher than general from the building inspecto | modity prices. A pair of shoes Iding costs are taken from the|cost $8 in 1913 today costs $12, phic Review, published by the F.|a house w cost $4,500 in com- th: bi 1913 W. Dodge tion. They are com- | costs about $9,500 at the present time. | piled from figures from all over the |The old saying of one week’s pay f. t be ex-|one month's rent me: day. People are paying their income and even ma Naturally, they are not seekin, to ren any luxurious qua but are making out with far less floor space than be. ume that at fore the war. ries and wage in there was abso- ases, generally 8 , do not i —(|ASSERTS RENTAL VALUES NOW TREND DOWNWARD HE ideal home sung about by AN poets and visioned by lovers | is always a modest jittle place ; = Cost of Living Deépariment of National | T e e e : o ik o . 5 £ % croria i R AR e Roges i o ' . o | Industrial Conference Notes Gradual livin is ss complicated and joy b i3 5 Lo ;3 : < | simpl he house we are showing A : | Sotny 1/ fh ficing IOBRVGE & e ‘ . : . . . o il Decline in Country. 1 It was, in fact, primarily designed {for a little camping place, and is complete enough to serve a st 4 AT [ "r[ mily as a year-round home. 8 g i G NEW YORK, September —Rental | conference board, of what appears with the idea of giving a - : : ' : it : values appear to be definitely on the | be a growing tendency toward lower nuch comfort for a little money as 3 : e i i downward trend, according to reports | rént le erally ossible. B 2 2 7 9 from 179 localities throughout the| The h rents within a dec | The construction is of the simplest, _. % b United States to the cost of living de- | were obtained about v & in order to keep down the expense 3 2 o ‘ g by L partment of the National Indystrial|July, 1624, n av of building. It has often been said nrr e 2 b Conference Board. s for the country that it is more difficult to design a e : et S ¥ 4 Rents of sm E d_apart- | higher than in 1 small than a large house—for a small 3 2 L ; i oo ments, such as are occupied by fam-|on the avera unless happily proportioned, g i ; 3 e i § 1 A ilies of moderate means, within the |steadily, uni like a b This little house, s 2 ? %A o i1 ¢ ; year ended last July show an aver-| dropped to a p h so cheap, is far from looking y £ e % % - age drop of 3% per ce This _de- | higher th like 2 box, and the Interior gives| $ ¢ 5 L % » ud cline is an average for the country| Amon a full measure of comfor e vy g 3 % " o e as a whole, taking into rount 1 | one Ons enters this, house through B s S Z e A b s well as small cities in various sec- | past few mo 1l porch ‘directly into a lacgs Mv s 4 4 X s A tions, and does, therefore. not apply | fect the e com, which is to be used also 2 i B o e i ~FBR Rols to any one specific locality. While | toward 1o dining room. There pace| 3 5 4 Ced i z . ? o the d se s it in itself, ted unmist dining table near the kitchen 3 X, 3 B 3 g : z 3 represen net result of fluet 2 ey a M ? i L3 . 2% A g ons upw: s well as downward he roo d a library tabl e WS g 7 i o g‘ilux’.“hlrfi ;-)I‘lu{p-’ & < 7 : and is s . according to the | lace. In a house small one it is much better to one large room than two small ones Such ingement - simplifie st porch, so that the owner may an appearance | have the pleasure of eating out of e i B et ok 2 Massachusetts break t porch could be extended Large Pantry Included. . ¥ d enlarged, or done away with 4 ] P k There is a la pantry with dr | as the individual prefers, 3 ar, nd sink beneath a window, con-| The bedrooms are separated from veniently situated between e|the living part of the house com- ikhan a9g “‘,m" e 1:\:::1 ‘\.u\\mnl’;;:;"“lflhl){i\"x’x‘\’u“fif«l;l:::x“fi\li‘» 2 Washington’s most beautiful residential section of detached O o et e T reak- | the back hall. The kitchen can also S homes. Containing seven million feet of forest-covered land, = {he rachorigioush dns el {} with six miles of improved streets. Includes what remains of E = The housewife can slip directly from | | the bedroom to kitchen or into the liv- approximate increases i housing | (he bedroom o & feby Bt : Z= The Triangle of Increasing Values costs. Even though potential home own.|F00m and a very small stairway lead = —between Connecticut, Massachusetts and ( desive to buy houses or to live in | D€, ub o the stor nd down || Over 200 homes from $15,000 to $200,000 1. Pefore the war they are mot mile 1 |been placed where it is as much out struction.. Actual improvements : home do so. Buildi osts are too far out | °f the way as possible. _ {] $8,000,000. Wooded villa sites, lo central of feral commodity coets| This is an extremely compact floor 1 and from it has been built an| o homes, with lots from 50 to 115 feet front 1919, to April, 1920, | €Xterior of distinct charm. The house LIVING 5DINING R | St. and Cathedral Ave. costs rose rapidly. In 1919 |can be made of sl s instead of ror home buildi tarted off well De.|clapboards, though the cost would be . lived in only in the Summer, the cost ’ ousands of people needed, not mere- | lived in only in the Summer, the co & St ¥ wanted, but .neede ate :.\m,;‘“lf\'* "1“‘[“ “1'":1'(1 be muc h!k‘) ”‘h 1 1‘[ ESTABLISHED_ 1899 St and, | it was intended for occupancy the vea T : e foei e e, | round. If omly used in the Summer Riggs-Semmes Bldg., Dupont Circle, Potomac 2200 construction began to de- | then It should be provided with shut- cline in July, 1919, and it was not until | ters. fastened securely, from within for = October, 1921, a period of 27 months, | WINter protection. These shutters can t th R fR d f W ter that bui again reached the point rned into a mdst decorative £ Ge € oo eaay ior miex it had at d in 1919, Again, when |tV inting them some such color | ) from April, 1922, to April, 192", there |25 Verde green, peacock blue or dull arp rise in construction g, 1 that you consult vour local builder, | building plans of this design, No. 6G, | Wiltawd . ately construction declined. Another Attractive Feature. | who can give you detailed information | send a stamped and s -ddrT:scd’le}:\- e'will render the service and you s as lo s build ot SavIos: -odDH o |as to the cost of your °t needs to | velope to the Real Estate Editor, The - remain at their present level | “Another feature capable of B SEStRTIeA 1 thie . Tor Nifos | Star can arrange to fpay convcmenr]y are no signs indicating | the house an attractive exterior is the | pv fi@ied i s O aEn ot et ks will go down—it "hardly seems | use ‘of lattice, to be used either as le that people will buy as much | ps besjde the windows u ch | f 4 | s besjde the windows upon which Yo ] 2 as v d before ar. | into the-activities of the different tax S cant exnect 1o sei Tovama o] b, as simpie arches over| BALTIMORE REALTY MEN | payers, associations in approximately | just looks—needs critical exan window to shut out too strong light or | | as a Jow fence dividing front and back | yard, or separating it from the neigh- City Not Overbuilt. | bors” property. Thus the expenditure| Propose Association to Aid in|faye ulready promised the board full of a few dollars would add much to| § This brings the following conclusion:| the charm of the place. | Cheeking Up on Expenditures |2 Pody, while one citizen has pledged | g e R I S s e ety Soushern| TO ORGANIZE TAXPAYERS | 25 leading cities of the country. such a Summer as we have | g let us be abgat it. ¢ more apt to be sold on a basis of ap | Several prominent Baltimoreans in- proximately one unit to a family. | terested in a taxpayers' association | | have already promised the board full 5 P When we get througl advice—that you can saf will only cost what i Rose way ton, today, in housing, is| "¢ the house were to be used for the . FX0 - PonibaLe N TR sty by nlis | not_overbult. Winter, a cellar would have to be dug of Public Funds. 1€ “Pons %5 sabie o~ e | It building continues at the present | j¢ ofily a8 = Budimer L b C -_‘Ihl;_n{ P!‘l secretary of e rate of construction, It is only'a mat- | cellar would be needed. All such mat.| BALTIMORE, September 5.—Plans |board, today said “The Real Estate Board has for When the supply will be | ters have ch to do w h :|are being made by the Real Estate |, 1€ - ; than the denmprs “oibe | ters have much to do with the ultimate | & 3 many years gone to the full limit of : | cost of the hous If built the | Board for the organization of a tax- |its resources in looking after the af- ers have expanded their organizations, | ore it could cctive > o 5 S ¢ ol b fally and residential bullding today 1o eo hore it could effectiv nted| payers' association. | fairs of the taxpayers, especially in & y is going with baybe and such wild matters of legislation. It has not the Dead Aty rate almost 100 per cent|(hings planted mear It: if set among| A &roup of the largest taxpayers " | sufficient financial support from the -‘°; 3_‘”Ah»’ 1“;;‘" ‘(”“: In l‘]‘»‘-’* _“'fl' trees it would be prettier painted white | Baltimore will shortly hold a meeting, | taxpayers to make any attempt to Pkt s B Ll LD | with moss green root when the final plans for the formation ; check up on the expenditures of pub: units have been erected. " |iabor vary uc noes of mmaterial and|os e new organization will be inade. o e e vy vl s _nothing In_the fjocalities, we do not attempt to give| The officers of the Real Estate Board |are organized for that particular pur. 2120-22 Seventeenth Page.) An_estimate as to cost, but suggest|recently conducted an inv- ‘gation | pose " 7 Georgia Ave. What Does _A_n Apartment Owner Own? The purchase of a Co-Operative Apart- ment entitles the buyer to an Occupancy Agreement, which is his title to his apart= ment and conveys it to him, his heirs or as- signs forever. He also owns a proportionate block of stock in the corporation which takes title to the property, and that represents his ownership in the whole development—Iland, building, etc. He further owns the right to a voice in the selection of his co-owners, thus being perpetually assured that the high resi- dential standard originally guaranteed can- not deteriorate. N === S SN A S ] Most Rent Leases Commence October Ist—Will You Sign Away Another Large Portion of Your Income When for Smaller Monthly Payments You Can Buy One of . “ Consider These Vital Points— o IT COSTS LESS to buy your apartment than it does to rent it! Over a period of five e years you would have paid $233.60 less while 0 . - buying one of our three-room and bath, APARTMENT HOMES than you would for rent of a similar apartment—assuming you could rent the latter for $55 a month! The e o WARDMAN management relieves you of INSIDE STORY— all the care of maintfnance vou would have THESE splendid buiildings represent the highest quality of city home life. Their design admits of air and light on all sides, in a house. Each apartment owner pays every room being @an outside one and the five buildings, each entirely detached, occupy a large tract of land with monthly his small share of the cost of operat- three street frontages and artistically landscaped grounds. Great economies effected by this quantity construction are passed ing the building, which is about 509% less than on to you as buyer in the form of unprecedented low prices. For example, the sales price of one of the larger buildings, con- the cost for the same floor space in a house. taining thirty-five apartments, is but $180,000, with a first trust of $90,000 for 6 years at 6%. The second trust, also 13 : ek at 6%, is completely retired before this first trust matures, making an unusually sound plan of financing. Management of e e :Iea""f; "I“"tc the buildings. by WARDMAN, at the option of the apartment owners, is assured for a period of ten years. And you can you to follow the example of those who have s S e . investi —OWN YOUR OWN APART- purchase, while occupying and enjoying, these delightful APARTMENT HOMES for— ;“‘I;;‘;g“r:i;’ME' R 2 Rooms and Bath $22.40 Monthly The operating cost for the $22.40 apart- 3 Rooms and Bath..... .$31.60 Monthly ment would be only $5.93 a month,—and Bavat f 4 Rooms and Bath... i ....$40.40 Monthly proportionately small for the others: . Largest .lme lopment of Co-operative Apartments Outside of New York! Exhibit Apartments at 55 M Street OPEN DAILY AND SUNDAY UNTIL 10 P.M. Consult— EDMUND J. FLYNN Authority on Co-operative Apartments Phone Representing the Main 8516 WARDMAN Organization