Evening Star Newspaper, November 11, 1928, Page 3

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Telephone Rockville 31-M. out | One of the first tasks of th> Demo- T | have failed by an even greater adverse 3. | will doubtless seek to woo the West and DEMOCRAT FUTURE DEPENDS ON SELVES Party Will Live and Try to: | Win Back Southern Anti- Smith Boiters. _(Coniinued From First Page) "politically in this country, with all the pregressives in cne perty and all the | conservatives in another. But when | you find practically all of the Republic- !an progressives supporting Mr. Hoover, | and supporting him strengly, in the re- | cent campaign, such talk just now (seems a bit idle. ‘crats will be to win back if they can | [the four Scuthern States which have !gone Rcpublizan in this election and these border States which hitharto have | bean inclined to go Democratie. Right | there is where the attitude of the Re- publicans toward the South bccomes important. There are Republican lead- ers vwho believe that, having on: ibroken into the solid South, the Re- | | publicans, by W procedure, can hold imuch cf the ground they have gained jin the South, They see the Souihern | econcmic problems as similar to t {of the North and East, f D | ican administratior: gives th> Souih a g i an administration calculatcd to plea {them just as much as a D2mocra’ic a: { minisiration mia! {felt that the Republ | chance to hold on |ground they have | section. The first test will come two years { hence when another Congress is elected. | The Republican swesp in this election | carried into officz two Republican can- | didates for the House in North Carolina, threz Depublican candidates for the House in Virginia, three Republican candidates for the House in hitherto Democratic Oklahoma, which had previ- ously only ons Republican member of the House. The Republicans picked up, too, six seats that were formerly held by Democrats from Kentucky and six seats that were formerly held by Demo- crats from Missouri, and one seat that was held by a Democrat from Maryland. In their efforis to defeat Gov. Smith these Southern Democrats threw into the discard these Democratic members of the House. Suggess Southerner in Cabinct. One of the Republican leaders, who has traveled in the Soucth during the recant campaign and who believes that the Republicans have a chance to hang on to some of their gains, at least, sug- gests that the Hoover cabinet should contain a member from the South, pref- erably a Hoover Democrat. He sug= gests also that in building up the Re- publican organizations in the various Southern Stater full recognition be given to the Hoover Democrats and that the places of leadership in the organi- zations be filled by white men and not by any colored men. Political recog- nition of the colored voters would b2 preferable in Ilinois, Indiana and other Statcs outside of the South, in his opinion. Southern Democrats say, and with much truth, that the revolt of their people against the Democratic national ticket was due to their dislike of the Democratic nominee for President and their determination that no wet and no Catholic should sit in the White House. They say, now that the elzction is over, that the wet and dry issue was more important in the campaign in the South than the religious issue. They believe that the tendency will be for the anti-Smith Democrats and the Hoover Democrats to swing back to their old party allegiance, now they have heiped to accomplish the defeat of Gov. Smith. And this, too, undoubtedly i trus. Senator Simmons of North Car- olina, the veteran leader who stood out egainst Smith and used his influencea 2zainst him in the Tar Heel State, can- not be suspected of Republican lean- ings. His contention has been that he was fighting to preserve the Democratic party. Thomas B. Love of Texas, an- other veteran Democratic leader, who aided materially in carrying the Lone Star Statz szainst Smith, is another who can be expected to fall back into his old party now. ‘El'he R‘?p\lzlicum admit that the older generation of Democrats who supported Hoover in this campaign are not likely to remain in the Republican party. They are looking more hopefully, how- ever, to the younger Democrats and to the business men, who see the needs of the South, growing tremendously in in- dustry, and who sce also that these needs can be cared for by a Republican administration just as well as th2 needs oi the North and East. Simmons Seen Safe. Here and there has been suggestion that the Democrats in the Senate may undertaks to chastise Senator Simmons because he would not support Gov. Smith, but worked against him. But in the opinion of some of the Democratic leaders this would be rank folly. An | attack upon Simmons, an effort to drive him out of the party, would be inter- preted as an attack upon the thousands | of Democrats who, like Senator Sim- mons, opposed the election of Gov. Smith in the South. “These Southern Democrats have been off the reservaiion,” an influential Democrat sald to me. “Why should we act so 2s to keep them off? It would o2 far better to scek to bring them back into the party. If they stay off the reservation long enough they may never return.” Will the Democrats-nominate a wet candidate for President four years from now? That will depend upon how pro- | hibition works out under the Hoover + administration, and whether sentiment | for modification of the dry laws in- creases. The defeat of Gov. Smith and of many wet Democratic Senators is hailed now as a great victory for the | prohibitionists. Certainly the Southern Democrats do mot care to see another { wet nominated, with the recent record in their minds. On the other hand, Gov. Smith polled a great vote in the wet States «f the North and East, par- tieulerly in Massachusetts, New York, Rhode Island and Connecticut. He failed to carry two of these States, it is true, but a dry Democrat probably would some of the gainad in that vote. If possible, it is likely the Demo- crats will seck to avold making the wet and dry issue in the next natlonal cam- paign. Roosevelt Victory Outstanding. ‘The one outstanding victory of the Democrats in this election was the suc- cess of Franklin D. Rocsevelt in his race for governor of New York. On the face of the returns, he has been | elected by over 20,000 votes, although Hoover carried the State against Smith. Mr. Roosevelt, if he proves a good governor and is re-elected two years hence, may have a great following for the Democratic nomination for President in 1932. He still has to jump the hurdle of the 193) gubzrnatorial election. He is popular, young, snd may prove to be a rallying post for the Democrats. There are Democrats, however, who will turn to a leader from that section for presidential timber in 1932. It has been a problem whether the solid South { should szek to link itself with the West or with the North and East to build a strong Democratic party. However, the results in the States of the West in the recent election are not inclined to give the Democrats much hope in that region. If th» Repnblicans fail now to give the farmers the relief for which thay have been clamoring sines the defletion - |er’s experts. | the purchase may b> made and the | The assessed value of this property THE SUNDAY STAR, WASHINGTON, D. C, NOVEMBER 1], 1928—PART 1. ILIMIT ON SCHOOL SITE PRICES ASSAILED AS CAUSE OF DELAY (Continued From First Pag2.) gress by the District Commissioners in an appeal for authorization to buy at more than 125 per cent of the prop- erty's assessed value. Up to the point at which condemna- tion proceedings are entered upon, Maf. Atkins and the owner arc the only principals involved, but in these pre- ceedings thore are, In addition to the | District’s purchasing agent and the owner, & commission, or a jury—if an appeal is noted after the first price is s:t—and a retinue of “expert wit- nesses” in the persons of professional real estate men. | Professional Witnesses. The condemnation court has its real cstate men swearing, in the pay of the owner, that the property in question is worth a high price, and other real estate men, mn the employ of the Dis- trict, testifying that it is worth a fig ure in closer proximity to the assess ment. The fees received by the “expert witnesses” in the condemnation cases cases, while the witnesses for the owners in cascs where a series of lots are urder consideration may receive up to $200 or more. Condemnation juries, lacking specific knowledge of land values in the vicinity | and a better sysiem by which they may act on the array of testimony, generally set a price which is a mean betwe thet established by the District’s wi nesses and that proposed by the own- This price, Maj. Atkins points cut, never has been within the 125 per. cent limitation, so that no owncr ever has been called upon to give up his property at a price which, frcm the rssessment point of view, is a “czerifice.” Even though the Condemnation Court has sel a price at which th2 Govern- ment may s2ize the property, the trens- action may not yet ba closed, for in order to pay more than 25 per cont above the assessed value special au- thorization must be oblaincd by the District from Congress. Hence, Maj. Atkins must wait at least until the next | sesslon of Congress, when the case is | ccnsidered by the deficiency commit- tees. In some instances it is impossible to complete condemnation proceedings in time to submit the item to the en- suing session of Congress and 2 delay of a further year is encountered. With the authority finally granted, however, deed transierred to the District. Belicves Better Terms Possible, ‘Without going into condemnation proceedings, Maj. Atkins is convinced he can make better bargains and ob- tain lower prices than the commissicns or_juries allow. In two cases which may be used as exainples, the condemnation jury prices actually were higner than the figures which the owners, after close bargain- ing by Maj. Atkins, declared they would accept. These involved ground needed for expansion at the Morgan School, California and Champiain streets, and at the George Truesdale School included a house and lot for which the owner first wanted $9,000. was $2,400 meking the 125 per cent restriction price $3,000. Th‘e‘ owner of the house had paid $2,300 for it during the price boom of the war but he claimed he had made $1,500 worih of repairs on the house since he had occupled it. Maj. Atkins bargained with the owner for some months and finally the man agreed to sell his house and lot to the Disurict for $7,000. Maj. Aikins recommended that this price be accepted. However, this transaction was oeing carried op just after the 125 per cent restriction went into effect and, although the funds for the pur- chase of this property were not subject to the limitation, the Commissioners, cognizant of the intent of Congress in placing th2 restriction, refused to authorize the purchase of the property at a price so far in excess of its as- seséed value.fl ‘onsequently Maj. Atkins was obliged to enter into condemnation proceed- ings and the jury in the case returned a verdict of $8,750 as a fair price for the property. This was the price which was pald for the property although it was $1,750 higher than the owner pre- viously had agreed to accept. = Of course, when a_condemnation jury sets a price above the owner’s, the property hoider accepts that as his figure and g&vy{ausly':flulsfi d;spose of his prop- on the of any lower r to himself. 4 s An almost identical situation existed in the case of the Morgan School's needed ground. * The property was as- sessed at $12,750 and th> owaer's low- est figure was $20,850. Th> sale went into ' condemnation and the jury promptly returned a price of $22,600, which was the price the District actu- ally paid. When Congress placed the 125 per vary from $25 to $75 in the simpler | | ated a sum of $151,000 for the purchase MAJ. L. E. ATKINS. of urgently neceded sites without re- gard to the assessad value restriction, realizing even then, Disirict officials contend, that difficulties would be en- | countered in buying land to carry out the building program. The money spent for the Morgan School expansion was | part of this unlimited fund, while the biggest single item it covered was the site for th> new Paul Junior High School, at Eighth and Concord streets, | purchased for $116,342.67, or 159 per cent of the property’s assessed value. Th> Morgan School. property, on the other. hand, bought at the condemna- ticn price, cost the District 139 per cent of its essessed value. The fact that the 125 per cent limi- tation cxists is a proposition similar to one in which a property owner knows exactly how much money a prospective buyer has in his purse and, conse- quently, most of the bargaining is on a basis of 125 per cent of the assessed value as an absolut> minimum. In some instances, however, the District has purchased land through an agent who does not reveal the identity of his buy- ing client until th2 deed is about to be transferred, and thereby obtains prices which are within the 125 per cent re- | striction. While some other purchases have been made by Maj. Atkins through ne- gotiations at a price actually within the limitation, ths lowest purchasz made under the condemnation proceedings , which were necessitated by the act of | 1927 was 185 per cent of the asscssed | value of the purchased land. On the other hand, the condemnation prices in several transactions soared to the vi- cinity of 250 and 300 per cent of the assessed value. | Delays in Building. While th2 District purchasing office fails to sce where any financial benefit has been derived from the limitation, and, in fact. contends higher prices have been paid as a result of it than might have been attained if the restric- tion did not exist, the procedure which has been set up as a direct result of | the limitation has brought about delays in the school building prcgram of six months to a year and even more. This is evident from the fact that even after condemnation court prices are set, the required special congressional authority to buy at prices in excess of 125 per cent of the asscssad value cannot be sought until th2 next session of Con- gress. Even here, as already has been brought out, a delay of an extra year is encountered when condemnation cases cannot bs completed in time for submission to the subsequent session of Congress. | 1t is through this slow procedure that. some $400,000 of accumulated balances from the purchases of sites now is tied up to await the unfolding of the con- demnation-to-Congress-and-back - again pregram. This fund—actually $404,375 —was obtained from various sources, but it is composed chiefly of funds left over from the purchases of “sites for future use.” Congress at various times has allowed the District to spend money appropriated for specific sites which | could not be purchased within the 125 per cent restriction for other sites which were authorized in the five-year building program for the future. _When__the__condemnation__courts | FR.764 | Formerly Main 509 LEETH BROS. OPEN DAILY 8 AM. to 11 P.M. SUNDAY cent limitation into effect, it appropri- 22 2 THE BR 727 In Perfect and linen, $60 and $65 mo. e. $100 and $120 mo. North A. Fberly’s Sons, Inc. ‘additional rooms, hardw excavating. of rgrien'ture immedintaly after thn World War, th> W-st may prove good ground in which to ?w Democratic ¢ sced. P § 2 2123 California St. N.W. 1 room and bath, furnished, with full hotel service, maid 2 rooms and bath, completely furnished, with full hotel 3 rooms anc bath (2 bedrooms), completely furnished, with full hotel service, $160 mo. OPEN FOR INSPECTION WARDMAN MANAGEMENT Qir Home by the EBERLY PraN A Complete Home Reconditioning Service NO READY CASH REQUIRED Convenient Terms Arranged Carpentering, Cement Work, Electrical Work, Heating Systems Painting, Papering, Plastering, Plumbing, Roof Repairs, Tinning closed wood, concrete and brick porches, stallations, tile work, interior decorating, cellar When we do the work you have only ONE bill to pay, which includes the financing. NO JOB TOO LARCE OR TOO SMALL Phone for our representative to call A. EB(ERLY'S SONS INCORFORATED) 8 AM. to 6 P.M. IGHTON Condition 7 7% 3494 Established 1849 ood floors, fireplace in- finally return prices on the lands which Maj. Atkins is attempting to buy at present and the congressional author- ity is granted for the excess expendi- tures—it is a foregone conclusion that the juries will return prices far above 125 per cent of the assessed value— the $404,375 will be spent, but only then when the school building program has suffered delay for many months. If the restriction were not in effect, Maj. Atkins asserts, the properties could have been purchased and the buildings already under construction. In the face of these facts, however, condemnation proceedings and at- tempted purchases have proven that there are property holders who do try to get exorbitant prices from the Gov- crnment for their holdings. One at- tempted purchass, which subsequently had to be abandoned, involved a site near Fourteenth and Randolph_streets. In this case the District was held up bv a demand for $165.000 for a piece of property which its owner had bought one year before for $45,000. W. P. Richards, District tax assessor, | contends that assessment values are not at great variance with market or actual sale value of the city's property as a whole. He cites the sales and assess- ments made in a given business area over the same period, showing . thz cales totaled $37.223,657, while the as- scssments—specifid by law to be 100 per cent of the value of the property— were $32,026.331. B ‘Wide Difference. Assessments and market prices in resi- assessments and market prices in resi- drntial territory, however, show wider differences. Since assessments are based generally upon the averages of sales in a neighborhood Mr. Richards explains that when assessments are placed upon new dwellings erected by opcra- tive builders: the figures invariably are bclow the cost to the buyers. This is bezaus: dwelling assessments are scaled upon the actual value of the land and the actual cost of construction of the house, with such items as builder’s orofits and financing percentages em- bracing “overhead” unconsidered. Referring to the Fourteenth and Ran- dolph streets property which the Dis- trict was unabl2 to buy. Mr. Richards explained that when its owner pur- chased it in 1925, at $45,000, that figure, approximately, became its . assessed value and that the owner’s price in 1926 of $165,000 is too far above the 125 per cent restriction even to be con- sidered by the District. In some cases the District is able to give property owners a “taste of ‘w.r own medicine,” Mr. Richards told ‘The Star. Where condemnation proceedings to obtain a part of an owner’s tract are ntered into, that owner, like all others, will produce witnesscs who swear that it is high-priced land. The District buys that parcel and the tax ass2ssor then proceeds to re-assess the remain- der of the tract cn the basis of the salc and the sworn testimony of the cwner's own witnesses. Invarfably again, the the job. ingly moderate. Chase Circle two 1621 K St. N WITHIN WALKING DISTANCE OF DOWNTOWN Newly redecorated one-room-and-bath apart- ments in modern, fireproof building. elevator and switchboard service. Rental $30.00 to $32.50 THE MONTANA 1726 M St. N.W. e’ll Bed t Show You hroug South Cathedral Mangions 2900 Connecticut Avenue Northwest corner Connecticut and Cathedral Avenues When you close the front door to your Suite in SOUTH Cathedral Mansions you are in a perfect “home”—with well managed service constantly on There are so many commanding features that are not to be found elsewhere—and with rentals appeal- Snites of 2 rooms and bath to 6 rooms and 2 baths .,..._Mcxnsvm-.aaossm.' Distinctive—Charming New Chevy Chase Home Opportunities Four Different Period Designs Overlooking Chevy Chase Club Beautifully Landscaped Sites Very Enchanting Approach Six to Nine Large Rooms Side and Center Hall Entrance Two-Car Detached Garages Prices That Please Open Until 9 P.M. Drive west on Gralton St. from Chevy J. €. Douglass & Co. Realtors-Builders New U. S. Stamps Ordered in Honor of Wright Flight By the Assoclated Press. Issuance of a new two-cent and a new five-cent commemor- ative stamp was ordered yester- day by Postmaster General Harry S. New in connection with the International Civil Aeronautical Conference. Twenty million two-cent and five million five-cent stamps al- ready ordered will bear symbols of the event the conference com- memorates—the first flight in a mechanically driven airplane, by the Wright brothers 25 years 2go. President Coolidge has called the conference for December 12-14. assessor said, the owners will protest | the m°w essessment. | Richards told The Star of the valua- | tion placed on a tract of land in South- | west Washington by five individual | grouns. These were the District | assessors, a committee of Real Estate | Board members, a committee of Cham- ber of Commerce members, a committee | of the Board of Trade, and a com- mittee of Rotary Club members. The orices set varied from $10,640 to $23,861, he said, with the official assessors pre- sentin~ a figure of $14,887. i And so the ousstion of the actual success of the 125 per cent restriction on property wanted for school purposes goes back to Dr. Ballou's stat-ment in the committee hearings in March. 1926, when he said that the people of Wash- ington will support Representative Simmons’ “rather drastic step” if it “saves the District money or ultimately | assists in carrying out this building ! program.” | The program of which Dr. Ballou spoke was the first five-year building program which today is about 53 per | cent approprieted for, while it should | be 80 per cent completed. The answer to the question involving the 125 per | cent rcstriction’s aid to that program | may be found in the delays in pur- | chasing school sites, and the question | of its money saving may be found in ! Maj. At¥ins’ declarations, while proof | of its necessity may be found in every purchase. Winter Sports Prices Cut. Winter sports will cost less than be- | fore in some parts of Switzerland. Thei move is expected to bring more pleas- | ure seekers from other parts of Europe. In Engadine, hotels have reduced their rates, and merchants have cut the price of clothing. Skiing suits for women that once cost $35 and $40 may now be had for only $10. 24-hour Main 4752 Exhibit Home 119 GRAFTON STREET In Exclusive Section Two blocks to home. Franklin 5678 ALL BY HAND .. After all Shoes are like buman beings —you cannot conceal breeding Ut & nat enough that Delman creates incomparable vtyle. To bave that style last as long as the Shoe endures Delman craftsmen mould and needle cvery tiniest 4etasl of svery Shoe entirely by Hand Thus your Delman Shoe bas charm that persists lung aftes the price 15 forgotten. Characteristically Delman is this smart step-in shoe. In black or Brown Russia calf, Vamp combined with Black or Browan Sucde back, new Cuban heel. $18.50 Tielimon. 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