The Brooklyn Daily Eagle from Brooklyn, New York • Page 50

15 PFAT T7QTATT? HPT? A TMQ A PTTOMQ RTTTT FlTNTn PRHTFrTS! AND rOMMF.NT11 i THE BROOKLYN DAILY EAGLE. NEW YORK, SUNDAY, DECEMBER 24v 1022. Brooklyn Real Membership of Over 200 Estate Board Active Heal Estate Rrokers Andrews Home in Bay Ridge Figures in Series Of Transactions by $1,000,000 Investor Here Apartment Building Boom On In Flatbush and Eastern Parkway; 1 923 to Witness Greatest Activity Organized 1905. Rnom 20.1-5. Tel.

Main 91S0-9181. 189 Montague St. To the BANKER, KXHCUTOR. TRUSTEE. LAWYER, MORTGAGEE, BUIl.DKR, SPECULATOR, OPERATOR.

LESSEE, BROKER, APPRAISER our I Year Book is absolutely essential. Inquire at Board rooms. 111 rooms, on a site of 28 city lots, at 122 76th Bay Ridge. In the meantime he had purchased a house, without the lot, at the southeast corner of 74th st. and Bay.KltlKfl ave.

The cornor plot of 100 by 120 feet is to be the site of an apartment, and Mr. Andrews moved the house to an adjoining plot that ho had held for a long time. Then came the opportunity to aequiro a 64-family apartment property at 89 to 106 Lef-ferts and he gave the house and a mortgage that, he held in part payment for this investment. The Lefferts pi. property is valued at about $460,000.

Having disported of his home and wishing to remat in the Bay Ridge Empire Boulevard, 114 and 121 feet west of Brooklyn ave. Lakeland Construction Company, one 4-storv brick 19-famlly apartment, 81 feet 4 inches by 100 feet 10 inches, to cost northwest, corner of Dahill rd. and 44th St. Brownsville South Realty Company, 19 1-story frame 1-family dwellings. 20x32, to cost east, side of E.

98th 100 feet north of Ave. M. Bromello Brothers, 11 2s story frame dwellings, two 2-family, 20x55 and nine 1-family, 18x36, to cost west side of E. 1st 130 feet south of. Avenue S.

Max Levine, one 4-story brick store and 17-famlly apartment, 40x90, to cost northwest corner of Ralph ave. and Lincoln pi. Asher Dunn Sons, six 3-story brick store and. 2-family building. 18 2-3x54, to cost north side of Church 363 feet east of Rogers ave.

C. L. Realty Company, four 2-story brick structures, to cost one store and 8-family, 25x80 and three 4-family, 20xTS; southwest corner of Barrett at. -and Riverdale ave. Greenlast Operating Corporation, one 2-storv brick garage and market, 100 feet and 1 inch by 122 feet 6 inches; northwest corner of Bushwick and Forrest aves.

Feiler, five 2-story brick store and 12-family structures, 20x66, to cost southeast corner of 14th ave. and 50th st. Abraham Axelrod. four 3-story brick 6-famlly structures, to cost east side of Sheffield 140 feet south of Dumont ave. Barriet Ruhm, ten 2-story brick 4-family dwellings, 20x76, to cost south side of 47th '100 feet west of 10th ave.

Twin City Development Company, two 3-story brick 6-family apartments, 25x81, to cost northeast corner of 21at and 84th and southeast corner of 21st ave, and 23d street. Nathan Toppel, eight 2-story frame 1- family dwellings, 16 feet 4 inches by 40 feet 2 inches; northslde of 81st 95 feet east of Colonial rd. Steinberg Holding Company, 1 1 2- story frame 2-family dwellings, eight 24x53 and three 20x53, to cost north side of Bay Ridge 80 feet east of 10th avo. and southeast corner of 10th Ovington aves. Pasquale Seccia, eight 2-story brick 2-family dwellings, 20x52, to cost north side of 65th 100 feet ot llih ave.

Goorge Potts, one garage, 100x100, to cost southwest corner of Hopfcinson ova. and MeOougal st. Leon Pjtfbow, 19 2-story frame 1- fmlly 10x40, to cost northeast corner of New York ave. and Beverly and east side of New York ave. Charles Israel, three 2-story brick 2- family dwellings, 41x68; north side of D6th 840 feet west of 12th ave.

Adam Thuman, one 1-story brick ice storage, 60x104, to cost south side of 87th 184 feet west of 5th ave. Fire Department, Municipal Building, one 2-story brick flrehouse, 32x 84, to cost northeast corner of Ave. and E. 9th st. Alexander Miller, nine 2-story brick stores and 2-families, to cost eight 18 feet 5 inches by 17 feet and I'.

It. anil II. w. ACKF.KMON IK Court Blreet. t.lKI.1 HOSXTO.

140 Montagus St'M. OI.IYKK K. Al.l.lllll. 1321 Aretiut. JOHH H.

Al.l.K.N, Avcuutt p. Midwood IIAKI1N A. ANMIIKO, HI Fifth Avnnilf. BAII.KV ii IMUHHIIS. 2211, Hurt Avenue.

Cony lilted, IIOKKKT U. IIAI.NM.VVO. Clt'i Montagu 8trt. I WW HKKII'H SOs, llnnifn Street M. IIKNNKrt' HON, 4 Uran Street.

I. II. HKKr.KN MIX. i'3 l-afayouo Cornor of Fulton St. Z.

I'. IIKKKV, 1 Montaxna Strt. COMrANT. HI I KI.KY ft IIOIUO.V COMPANY, NoatranU Myrtln An, Third 12U Avt, llnnk of Mar.ilaltan Jamaica. ICAYMOM) 111 n.

Montna-iii' Snout. Main 900. tUli.M.H HAHKITY, 44 Court Straat. CAi.llljK'H KKAI, ESTATE COMPANY. 2 Ouurt Rtinet.

CAKY, UAIIMOX ft 144 Munlamin 8t.ret. ESTATE JOHN F. III Itl O. HI Avanue H. MiAII i.auu.

Robert E. Ptir, Avenua. OIIO H. 1 A HhKN, Street, I 1.1 li. tOHOKS, 11(4 llrrtfurrl Avenue.

OKTKI.YOU. IS9 I'nntngiie Street. A. CKONHY. 'irecnii Avenue.

AIXVN hi. IU MM. Infill Klnlhuth Avenue. MII.I.I.X.M T. KAIIK, Shore U.

II. K. HllltOOK. 14li3 Kulmn Street. lAMKft A.

I AKKKI.I.. S28 Noatraml Avennn rilOMAM K. I AKHKI.I., "H4 I''iatlMiHh AvetniH. J. A.

FAI'HNUH CO. 1HI3 Fifth Avonue. CIIAKftKH V. FIOHK. Street.

Triangle MM. TIIIIMAM H. FUAMUIt. 21 'i Montague Htrei't. rmVAKll ,1.

(iAYNOK, 44 Court Shoet. sit Mil i v. 169-tSI llontauue Street. JAMF.S II. (UI.YAHKY, 201 Court Street Seventh Avenue, CIIAKI.KN (ill.l.HHI, Noatraml Avenue.

Y. If. t.OI.DF.V, 884 Fiaibuah Ave and 1507 Avenue H. I. J.

A- H. 1 Montufitie Street. JOHN F. ,1 AMKS SON. mil Montague Street.

HvKOMIC MIOPKRTY COKPOHATION, Ki.flh Avenue anil Thlrn KKi: .11111 VSON J. COMPANY, 19S Montaguo Street, Brooklyn. A 1.1 Kit JOHNSON, 18t flemeen Street. KF.IjSEY, MCYDAM MOIXhlMIACKR. 141 Broadway.

Brooklyn. 12 Ralph Avenue. II. F. KXOWI.KS COMPANY.

102 Hroatlwuy. Brooklyn. WILLIAM D. KOI, II, 121 Montague Straat. IIK.HTICIi A.

I.a FiCTRA. MI7 Concord Street, Main S250. HIIIS H. I.AMPHRAR, 7 Singer 1411 B'way, Manhattan. IIAKRY A.

I.KVlNfc, 128 Klngaton Avenue. II A KK M. LEWIS, lie Montague Street. Main in. rllK I.KVF.HICII KDALTY COUP.

141 Montague Street. GF.ORIIK I.ONO. 188 Montague street. Factors to Be Considered in Estimating Lot Valuations iwVttsWW'1' locality, Mr. Andrews has now pur- chased the home of Charles S.

War-i basse, at 131 76th directly op-i poslte the Andrews house. This will i be. moved and turned around to face 76th st. (In Its present site on the ridge, overlooking the bay. Mr.

Andrews will build a new home, The WurbasHP property has a frontage oT ahout 150 feet on 76tli running hack from the edge of the slope. The slope la included in the purchase to the extent of an additional 80 feet toward Colonial rd. Mr. Andrews is a thorough believer In the Investment value of Brooklyn real estate. He has been represented In his transactions by S.

Brenner, as broker. character of the neighborhood. This appreciation in value ranges all the way from 25 to DO percent in suburban sections, where the appropriate development is by the erection of detached houses, to from 33 1-3 to 200 percent in the more congested city sections, where the corner is at the Intersection of two streets in a residential section, or at the intersection of two good retail shopping thoroughfares. The appropriate increment value due to corner location must be considered with reference to the actual earning power and consequent selling value of corner lots in the particular section. "The distance from a corner to which extends the upon value of proximity of the corner depends upon' the character of development appropriate to the neighborhood.

By this I mean that whe-e a lot 100 feet square Is the appropriate size for1 a plot, the corner influence extends to the tfhole 100 feet. But where the vacant plot 100 -feet sQuare at. a corner would be best improved with four or more buildings, thu corner influence extends- but little further than the width of the first lot. "And now as to lots of varying width and depth: where the appropriate improvement of a section demands lots of standard size, a lot of greater width has little more relative value than a lot of standard size; however, where the building appropriate for that section requires a plot of greater depth, a larger plot has a greater relative value than the standard size plot. "The appropriate increase for plottage must be considered with reference to the actual conditions prevailing in the section where the lot is an addition for plottage may be as great as 10 to Vi percent or even more.

"I have found in my experience that many of the buyers of lots at public auction realjpfl the greater value of plottage and that when I offer a lot with the privilege of, taking the adjoining lots at the selling price, it frequently happens that the purchaser will buy a "run" of anywhere from two to 20 lots. This places him in the position belne able to control the improvement of his lots, or of being able to resell them in of a size suitable to the requirements and host interests of the neighbor- hood. riiAN PARKWAY APARTMENT. J. M.

Hoffman sold ror John Henry Jr. and Edward McGuire the plot 78 feet front on the southerly side of Eastern Parkway, running 184 feet, through to Union sb and being 310 feet, east of Nostrand to Slras Levinthal for the immediate erection of a fouV-story apartment house. Property was held at $50,000. For Levy Bros, plot 75 feet on the northerly side of Eastern Parkway, running through 192 feet to Lincoln pi. and being 22.1 feet east of Classon to the Warren Construction Company for immediate erection of a six-story elevator apartment house; 869 Eastern Parkway, corner Albany ave, reconstructed building for J.

Trlebetz; to David, Hal-perin for M. Craft, the two-family house at 662 Eastern Parkway to C. Shupock for immediate occupancy, and for K. Gresnberg, 200 Rogers a store and two apartments, to I. Scho-enfeld, for investment.

Jl KEI'CTAItLE BROKERS EIJOrBLE FOR MEMBERSHIP, Public Improvements Rushed Under New Plan in Queens The activity in apartment house building In Brooklyn continues unabated. filed with the Brooklyn Bureau of Buildings during the six working dayVfronk Pec. li to 21 inclusive for buildings to cost 6,397,185 over $1,000,000 per day. Included In the total are 24 four-story apartment houses to provide for 651 families at a cost of $2,962,000. C.

B. Owathmay of the Westwood Realty Company, Flatbush, said concerning, the apartment house situation in his section: "We need a lot more of the better class of apartment houses In this section. They are sold and rented as fast as they are built yes, they are rented before they are finished. Every residence building is snapped up quickly. I never saw anything like it.

Every available site on Ocean ave. has been sold. Many of the houses have been built in the past two years. The. owners and builders now see their mistake.

I believe that every building, plans for which have been filed and which is not yet under way, will be constructed before the end of 1923. There are signs of activity on every hand. Foundations are being laid for a score of big apartments In every direction. Flatbush and Eastern Parkway are the favorite sections for the best apartment building in Brooklyn. They are high-class neighborhoods and are helped by the subways.

Among the leading plans filed during the past week are the followingi Fort Hamilton Land Company, two 4-story brick Si-family apartments, 102 feet ,11 inches by 87 feet 6 inches, and three 36-family 4-story brick apartments 100 feet by 90 feet, total cost to occupy the entire fclock west side of 4th ave. from 7 2d t. to 73d st. and northwest corner of 4th ave. and 72d st.

Keap Construction Company, two '4-story brick 30-family apartments, 76 by 123, to cost south side of President St. 300 feet east of Schenectady ave. Theon Realty Corporation, one 4-tory brick 38-family apartment, 114 feet 6 inches by 90 feet, to cost northeast corner of Brooklyn ave. and Bergen st. David Becker, two 4-story brick 42-familv apartments, 100x89, to cost south side of 4W st.

160 feet east of 9th ave. Shure Kaplan, three 4-story Ibrick, 33-famlly apartments, is ieei 11 inches bv 103 feet 10 inches, to cost south side of Sterling J1 100 feet west of Rochester ave. Bata Construction Company, two 4-story brick 38-family apartmpnts, 100x90, to cost southeast corner of Ave. and E. 12th and outhwest corner Ave.

and E. 13th Blythboro Realty Company, one 4-Btory brick 38-family apartment, lOOx 90, to cost northwest corner Ave. and 14th St. L. G.

D. W. Corporation, two 4-story brick 23-family apartments, 60 feet by 44 feet 10 inches, to coat south side of 47th 0 feet west of 10th ave. Morris Schnittman, ono 4-story brick 30-family apartment, 80x108, to cost $1 west side of Ocean Parkway, 40 feet south of Ave. C.

Rol-Nap Construction Company, one 4-story brick store and 27-family apartment, 80 feet 2 inches by 90 feet, to cost southeast corner 13th Ave. and 48th st. S. L. R.

Realty Company, one 4-story brick 32-family apartment, 80 feet 7 inches by 104 foet, to cost northwest corner of Buffalo ave. and Lincoln pi. S. R. one 4-story brick store and 22-family apartments, to cost southwest corner of 87th St.

and, 4th ave. Jacob Siporin, one. 4-story brick store and 1 4-family structure to cost 34x90; northwest corner of Tapscott st. and Blake ave. Eustachio Paglueia, one 4-story brick store and 16-family apartments, 40x100, to cost northeast corner of 13th ave.

and 69th st. Samet-Super Building Corporation, one 3-story brick 12-family apartment and two 3-story brick six-family apartments, to cost $70,000 north side of Lincoln 100 feet west of Ralph ave. E. Bastrese. 12 two-story frame one-family dwellings, 14x28, to cost east side of 49th 220 feet south of Ave.

L. The Larsen Jasper Building Company. 10 two-story brick, two-family dwellings, 20x56, to cost $92 000: southeast corner of 7th ave. and 88th and northeast, corner of 7th ave. and Bay Ridge ave.

William Levine, 20 2-story brick 4-family. apartments, 16x78, to cost north and south sides of BAY RIDGE BUILDERS TO ERECT 124 HOMES ON ASTORIA TRACT Norman Brothers Inc. of 1354 48th Knm took title Thursday to -near? 200-lo in the Astoria Gardens section of Astoria, purcnasea irom Louis Gold Co. Inc. About $300,000 was paid for the property.

Immediate development of the tract was started and a force of over 100, including steam excavating machinery were put to work. On the property will be erected 124 one-family brick houses. members of the firm of Norman Bros Inc. are Samuel L. Norman and Hyman S.

Norman. They are experienced builders and have recently completed one of the largest home developments in Brooklyn. The property purchased is on 8th ave between Dttmars and Wolcott aves. Some local improvements are already installed and plans have been completed for water, gas, electricity, Sams and Paved This work will be progress rapidly as possible and will be all finished early in the spring. The plans for the houses that will be erected have been approved by the Metropolitan Life Insurance Company and all construction will be under the immediate supervision of the company's architects.

Samuel L. Norman of the developing firm said, in discussing the project: "We have started operations iipon r-ich an extensive scale that we expect to have some of our houses read'' for occupancy -within a few mont'is. We are going to introduce a number of very interesting features. We going to sell a seven-room, brick, tingle family house with seven rooms and bath for $8,750. This is to be a hone for the workingman and the man with small capital.

According to our selling plan we will give title to any person who pays us $750. The balance, can be paid in 15 years. "We intend to make these homes just what the purchaser wants. In order to accomplish that end we will permit any person to come to us and make a deposit of $250. They will then bo permitted to select the site where thev want their home located and then we will submit to them our building plans, and the woman who is to live In the house can decide how she wants the Interior of the house arranged.

We do not intend to build tba houses according to a set plan but p. MACI.ONK, 1 Court Mtreet. Main IDtl. I'hi'KH .1. GALLON.

i'feV Klatltuen Avenue. JIIKM'M M. I1AV, lis Montague Street1. AHNKK A. MH.I.KK, UunliiUrk Avenue.

Uuehwlck Kit. Ian, alia, uttlre, 1300 Avaaua MOIllAHlil at IIOi.LAHAN. 'I hint Ave. 5ih Ave. II.I.IAM II.

MOKItlflKY, IBS Str-ef. ftXKPII T. MarMAIION, 1 Montag'ie Street. FRANK Mrt VBIIV If'S Hutrnen street. AH( HIIIAI.I) M.

klNNY, Km Hfmiaen Street. JOHKPII KKV.t. 84S Flatbuah A r-tinna tl'l natal HF.NHY NIFINKN OFFICE. 82 Court Ptreet, Brooklyn. C.

O'HHIKN. 'attend Avenue, nr. St. Joka'a PI, IIARI.P.N PAKTKIIKiK, Too FiankUn Avenue Park Plaea HENRY tt FlathuKli Avenue, EMI I.N H. lii'll Avenuo M.

I)AII I'OHTFK, lac. t'l Court Street. I.KU1S II. I'OL MIS, Court Street. I'( I I 4 1VKIJKK.

400 tlatea Avenue. JOHN I'l 1.1, MAN REAL EST A ft 741 Union Street, ror. Ftfta, PYI.F, lillAY KKAI, FSTATB iaav 201 Montnaue Street. IYII.I.IAM P. KAF, COMPANY.

I'M Itemaen rtlreet. rii'iniiiNii till Vanilarbllt Avenue. JOHN It KIN COMPANY, Mt5 Flatbuah Avenue. riiARi.KH k. ni kFKn.

Mr. Flatbueh corner Pfoioeet rilOMAS R. KOOEK9, (Irand Street. K( NTIN A KOHIUNS. HI Court Stret.

J. DUNBAR HONS, CM Nnatrand Avenue. IOIIN II. KOIVI.ANII. and Franklin Avanvee, F.

C. SACTFR AliFiNCV, Bernard F. Ilcignn, Manager, 411 Flflh Avenue. 1'KANIl A. SttAVKR at 06 Third Ave 110 Montague SU I It.Altl.KS W.

UHFinKR. Henry HUlehranrl. Hi Myrtle Af 10. K( IH MACHKR, 111 Court Street. AI.TF.K T.

SCOTT. Court Street. Main 807t. II.I.IAM Mr.l.l K( 1'iS Brighton Ueaoh Avenue. 'III A.

J. SHANNON aon Flatbueh Avenue. I'l Nl( II, SMAI.I,. Iim Broadway, Brooklyn, l.AIII'.Nt U. MMITIJ.

1 424 Fulton Street. JOHN I SPENCE, Livingston street. NATHAN MTKHM. 7 5(1 Ftuahtna; Avenue SI VIUVKI.I, III KHIIAKP 400 No.itrand Avenuo. 1IMM IIF.HRENM.

180 Montague Street. "iiNo (lot Fifth Avenue. FRANK II. 1183 Fulton street. VAN 1I1KRMTINF, 111B Bedford Avenue.

l.r.ONARI) V. VAIKIIIAN, DOS Fulton Street. HTCAKT M. WAI.HKNBURO, 18!) Mnntnmie Street. 1 ItKDKHK If V.

WALKER Jr. 171 7lh Ave. corner let St. gautk lilt, A It I'll I It II. ATP.HA1AN, lfiH Ketneen Street.

tYF.RTWOOn REALTY COMPACT, Il8t, Flatbuah Avenue. WIIP.KLF.R BROTHERS, 32 Court Hlieot R. II. il HON REALTY COMPACT. Cnrielynu ltd.

Phone 6131 lattasaY 194 Broadway. JOHN lYOOIIF-NBHRT. Ainany Avenue. strip of macadam pavement is in bad condition. Excepting the receiving basins provided for, all of the cub-surface structures have been completed.

Estimated cost $72,000. Regulating and grading, construct- receiving basins where necessary, and paving with asphalt (permanent pavement) Merritt st. (47th ave.) from Nlcolls st. (ave.) to 61st (108th) st. These 2 long blocks are dedlcaVt and the claim for urgency is basf upon thp fact that, tho abutting property is 07 percent.

Improved. The es-timnted cost, is J29.0Q0. grading, constructing receiving basins and paving with ac-phnll (permanent pavamont) 94th st. (Manor a.Ve. from Partt Lane South to Jamaica a.vc.

Title to them alx ohort blocks has beon established. Tho improvement is advanced at the r- quest of the Commissioner of Public Works and its urgency is based upon the fact that the abutting property is 90 percent Improved. Excepting the receiving basins provided for, all of the subsurface structures have been completed. The estimated eoct is $22,000. Regulating and grading 87th St.

(Benedict ave.) Park Lane South to Jamaica paving this atrect with asphalt block (permament pavement) from Park Lane South to 86th rd. (Ferriss and with aa-. phalt (permanent pavement) from -Ferriss st. to Jamaica and eon- structing receiving basins where nee- eesary. These two long blocks are ded- Icated.

The claim for urgency Is baaed upon the fact that the abutting prop-, erty la 88 percent improved. Except-, lng tho receiving basins provided for and the gas main, all of the subsurface structures have been completed. The Highway Engineer recommends that the roadway width be fixed at 36 feet instead of 30 feet, as provided under the general rule. -The estl- mated cost Is $21,500. This first installment will be followed by.

160 or more other petitions fr local improvements presented on tno sole initiative of the Public Works Commissioner of the boro. L. I. City i Mil Di steamed cnestnur. There will be limestone trimmings and steel sash, ihc roof will be of green tile over the front, and over the manufacturing department there will be a saw-toothed roof.

The portion of the land owned by the company and aurroundlng the plant wll! be laid out In an attrac- tive park with reoreation grounas rsr the employees. A plan Is also under nr mniovee hut. '-ilh- In a series of transactions involving an aggregate of about $1,000,000, George Andrews of Humbert Andrews has become one of the largest individual investors in Brooklyn real estate that the boro has known in years. Mr. Andrews' investments first came to public notice last summer, when he purchased the Clarendon Hotel at a price then reported to be in the neighborhood of $175,000.

A few weeks ago a deal was negotiated whereby Mr. Andrews acquired the elevator apartment property at 430 Clinton valued at about $500,000. He gave in part payment his magnificent home of -28 1 HOUSING CRISIS NOT YET OVERCOME, SAYS McCANDLESS Great Building Activity in 1922 Will Take Care of Only Part of Demand, Is Report to Charities Bureau. Notwithstanding the widespread ac-tivltySs the Metropolitan district during the past year, in which residential construction predominated, the housing crisis is by no means over, according to a report made recently to the Housing Committee of the Brooklyn Bureau of Charities, by its secretary, John II. McCandless.

When surprise was expressed by members of the committee at the report in view of the building which has' gone on during the past two years, the secretary ad-mlttcd that the continued construction of one and two family houses, and of apartment structures, cannot, fail to help the situation materially. There was to begin with a shortage of homes running up into the hundred thousund and this has not yet been mot. The population of New Tork has also steadily increased, said McCandless. The report goes on to say: The new houses have been needed to take care of the large number of New Yorkers who were, miserably housed ana crowded during the war period, when the building of homes was at, a standstill it, inriimteH hv the fact that most of these new houses are sold and fre-' quently occupied before they are completed. The shortage is still acute, says the report, but.

there are evidences that the limit may soon be reached in the supply of homes for our citizens in comfortable Practically all the building has been for their benefit. There has been almost no building of cheaper homes and tenements for the working-man and the man of small means. "These people have to remain cooped up in old and crowded tenements, paying high rents and frequently under the necessity of getting along with too few rooms or of taking in lodgers to help pay for their living accommodations. The dangers of this overcrowding, from a health standpoint, have all along been emphasized by Health Commissioner Copeland in his public utterances on the housing situation. The danger from fire has been Illustrated by many disastrous fires, and some loss of life In recent, months.

"The apartments now being erected by the Metropolitan Life Insurance Company under th, enabling legislation of the last sesyoiii of the legislature will help somewhat. It comes also as good news that some large Hinba nt chpniipr houses are soon to be erected in Brooklyn by a large and responsible construction company, and which will perhaps be within the reach of the small income man. High Rents In New Apartments. The theory in respect to this home building which has been going on Is, of course, that when the tenants in crowded middle class apartments go Into homes of their own, their places wll be taken by people of less Income, from the poorer tenements, and that by so much the overcrowded condition will be Improved. As a matter of fact, however, all reports show that little relief of this sort has yet come.

There has been, a spreading out of tenants into more rooms of the vacated apartments by those able to pay and who prefer apartment life. The. rents charged in such buildings have been prohibitive to those in the poorer tenements or.cold water flats, as they are called. There has been also considerable conversion of old tenements into business and factory use in the sections where this is permitted under the zoning ordinance. The net result has been to leave conditions in the tenements about as crowded as "For the thousands of people who cannot afford even the cheaper houses, or to rent the better class apartment, and who perforce continue to live in tenement surroundings for some time, two things kept in mind In order to make their condition bearable until the housing situation rights Itself bv the construction of enough home units of the right sort.

"The first thing to be insisted upon is the necessity for fully safeguarding the health and (Safety of our tenement population, and for seeing, that the bars are in no way let down, either in the enforcement jf the existing Tenement. House Law or by dangerous tinkering with the law in order to make It less strict. It is unfortunate that ever since the Tenement House Law went into effect, some of the most determined opposition to it has come from a certain class of tenement house owners in Brooklyn who would like to have all restrictions removed. Every effort should be made by friends of tenement house improvement to combat any such tinkering during the coming legislative session, such as the removal of three family dwellings from the protection of the law, or the legalizing for use as tenements of manv old single family dwellings, without making the structural changes now required by the Tenement House Law, in order to provide safety from fire hazard, proper light and ventilation. Attempts were made at the last session to do both of these things." Boro President Maurice E.

Connolly of Queens, who has been most active in carrying through to success the vast system of public Improvements for his constituency In the past, few years, has urged all property owners In the built-up section to have their Bowers installed, streets paved and sidewalks laid as rapidly as possible. While the big sewer mains in large sections have been built and the main thoroughfares have been paved, there are scores of miles of dirt and worn-out macadam roads In localities 60 to 80 percent built up, and largo sections are still lacking lateral sewers and are served by cesspools. This condition of affairs Is existing in nnme of the most rapidly growing sections of the boro, such as Corona, Wood-haven, Union Course and Richmond Hill, and has stirred tip, President Connolly to push Improvement whore the property owners themselves are slow to act for their own protection In matters of sanitation and for Improved traffic, conditions. Under authority granted by a recent act of the Legislature, the Commissioner of Public Works last spring followed the unusual course of initiating himnelf public improvements for a number of highways without waiting for petitions to he presented by local property owners. Chief Engineer Tuthlll of the Board of Estimate has put.

it up to that body to grant authorlsa tiona for he Improvement of Merritt st. and Alburtls Corona, and Benedict and Manor Woodha-ven. A hearing was held last Friday and preliminary utliorlzatlon was granted for the following; Regulating, grading, constructing receiving basins and paving' with asphalt (permanent pavement) Alburtls ave. (104th st.) from Polk (37th) ave. to Corona ave.

Engineer Tuthlll reported that title to these 14 short blocks has been established. The Improvement Is advanced at the request of the Commttsnioner of Public Works and its urgency is based upon the faot that the abutting property Is 81 percent improved and that the existing No property in its original state is made to order. Some of the lots comprising it may be on grade, while others may be more or less below grade or be crowned with rock; then there are inside corner lots, standard size, narrow and extra wide, shallow or extra deep lots. The distance from a corner is another factor to be considered, as also the additional value of plottage, by which is meant two or more contiguous lots. "When population is shifting so rapidly to city and suburban regions out side of Manhattan, a little educational campaigh along the principles to bo followed In estimating lot values may not be amiss," said Joseph P.

Day, the auctioneer, who sells many thousands of lots during the year to investors, builders and speculators, and also to buyers not overfamillar with real estate values. "First' let us consider the lot that has. rock upon' it," continued the uctioneer. "The value of such a lot Is reduced by some proportion to the cost of the Vock removal. However in some cases there may be sufficient demand for rock to render it possible for the owner of (he lot.

to procure the removal of the rock for less than the usual cost of such removal. If the cost aflt rock removal Is greater than the value of a standard lot at grade the value of such a lot, with the rock on it, is less than the value of a lot. at grade. "As regards a lot so much below grade as to require filling, I would say thathile Its value is ordinarily depreciated by the cost of filling, It yet may be so situated that its value is actually greater thanf that of a lot at grade, because payment may be obtained for the privilege of using the lot as a dumping place. The unit of value 1n a given block, as fixed by the Tax Commissioners of the City of New York, represents the value that the lot would have if it lay normally with reference to the grade of the street.

It will be seen, therefore, that the question of the extent to which a lot may be depreciated in value by being above or below grade must be considered with reference to all the surrounding conditions. "Corner lots are more valuable than Inuide. but the appreciation vanes in lnHlUW, UUl, Lliv- accordance with the relative value of 1 BULLETIN CF APPEALS Building Zone Matters to Be Discussed by Standards Zone The Board of Standards and Appeals will hold a public hearing, under the previsions of the building zone resolution on Dec. 29 In Koom 91 Municipal-Building; Manhattan. The following matters will be discussed: Application of Murray Klein, architect, on behalf of Herman Weinberg, owner, to permit in a business district the extension in area to an existing public parage for storage of more than five motor vehicles; premises, 803 De-Kalb Brooklyn.

Application of John .1. Dunnlpan, architect, on behalf of Isaac Kersten, owner, to permit in a business district the erection of a garago for more than five cars; premises, 2710-2780 Jerome The. Bronx. Application of Samuel Rosenblum, architect, on behalf of May P. Korn, owner, to permit In a residence district the conversion of occupancy from residence to business purposes; premises 22S W.

79th Manhattan. Application of John Brandt, architect on behalf of the Estate of Amalie Meyer- and George. J. Naegle, owners, to permit partly in a business district and partly in a residence district the extension and conversion of a stable to a garage for tlw storage of more than five motor vehicles; premises, 2405-2497 Amsterdam Manhattan. Application of A.

Edward Richardson, architect, on' behalf of William Steigert, rwner, to permit in a business distill the eree.tlftn and maintenance of a garage, for the storage of more than five motor vehicles; premises, 150 Washington Flushing, of Albert E. Parfitt, architect on behalf of the Union Church of Bny Rltlge, owner, to permit in an E. area located within a residence' district, the extension in area to an existing church building exceeding the limiting percentage of lot occupied, ns set by the building aone resolution; premises, 7917-792B Ridge Brooklyn. Application of Wlllltim F. Doyle, applicant, on behalf of and Samuel Shapiro, owners, to permit in a business district a structural alteration at an existing garage for the storage of more than five motor vehicles; premises.

259-265 Pacific Brooklyn. V. "Nassau St. Flats Sold. The Realty Associates sold to E.

Cedar through Lawrence Mattlkow. broker, two five-story and basement tenement buildlngn, each containing two stores and twenty flsto of three and four rooms and bath, at 93 and 103 Nassau at, between Pearl st. and Flatbuah ave. exUnslon. one zoxlOO; southeast corner of Nos-trand ave.

and Carroll st. John E. Reynolds Corporation, 1 8 2-story frame 1-family dwellings, 16x 60 V4, to cost east side of E. 28th 260 feet south of Ave. L.

Le Bel Construction jCompany, eight 2-story brick 2-family dwellings three 20x69 and five 20x66, to cost southeast corner of 80th st. and 6th and south side of 80th street. Eisenberg Orloff, five 2-story nricic store and z-ramtly buildings four 19 feet 10V4 hes by 60 feet and one 20x60. fffUkBost $56,500. southeast corner of 6th and Bay Ridge aves.

B. Diamond, four 8-story brick; 6-famlly apartments, 20x76, to cost south side of 41st 140 feet west or 16th ave. Kardun Realty Corporation, four 8-story brick buildings, to cost $72,000 one store and 4-familv, 26x76 and three 6-family, 25x71H: northwest corner of 75th st. and 20th ave. Pilch Berger Company, four 3-story brick store and 2-family, 20x75, to cost north side of 86th 189 feet east of 4th, ave.

Williams Goldstein, 13 2-story frame dwellings, 20x57 six 1-family and seven 2-family, to cost south side of 77th 114 feet, east of Fort Hamilton Parkwav and north side of 78th 127 feet east of Fort Hamilton Parkway. Kafe Building ComDanv. three -3-story brick 6-family apartments. 20 1-8x76, to cost north side of 40th 30 feet west of 16th ave. in accordance with the wishes of our purchasers.

"We also have Introduced a number of unusual advantages into our home. As an illustration we will call attention to the front cellar entrance which we have provided for each houss, When we brought this to the attention of the architects of the Metropolitan Life Insurance Company they were enthusiastic over It and they' said that it. was strange that so distinct an advantage was not thought of before by builders. Where houses are built attached without this advantage, the owner must carry his ashes and other waste material through the house onto the street and his coal must be delivered in this way. In our homes the coal can be delivered from the street in front and alt ashes and other waste can be carried through the cellar.

"The houses will be of tapestry brick, with every modern improvement and only the highest class of material will be used In every part of the construction." 1923 BUILDING OUTLOOK Confidence in the outlook for, an unprecedented building boom Jn'tho spring of 1928, based on an exhaustive trade survey conducted through 55 branch offices in the United States and Canada, has led executives' of Johna-Manvllle, producers of building material, to order substantial increases in the nutrtnt existing factories, and to rush to early luuiiiiouuu iwu new plants, one at Asbestos P. Pnnnrio i- at Waukegan, III. no worning rorces at the com- nflnv'n vnrimm ftnia a iu ye in. creased shortly by 15 percent, and in ururr to cream ruserveB ror next year, lu.u auiig ra rooting material is to be increased by 2fc BIb Jamaica Rentsl. M.

Morgenthau Jr. Company and Everett M. Seixas Company sold a large busfhess building, 421-485 Fulton Jamaica, L. I. This propertv is located at the foot of the 168th sti elevated station and is improved with a one-story business building divided into five stores.

The corner store was recently leased by the M. Morgenthau Jr. Company to Borbach Brothers for pianos end musical instruments for a term of years. The other stores are occupied by an oci'Mst, ladies weat, shoes and paints. The property, 116 'eet front to 100 feet deep, is a ground 'ease running for a term of about 39 rears, -with a ground rental starting it $9,600 and Increasing to $15,000 net per annum.

It was held at $75,000 bv the owner, A. Benjamin. The rental is now $23,000 per annum. Manhattan Printing Firm This Attractive' to Build Plant in The Latham Lithograph and Printing Company, now located at 33 W. 42d Manhattan, Is to erect on the block bounded by Woodslde, Middleburgh and Barnett aves.

its u. a i i new p.o-.it, wu. the Long Isiand ana lines. It will be of unuau.il don.gn, so far as Industrial plants in.thlo great commercial t.lrur.ct aro concsrnoj. The tlon, which will tie started snortly, will be under their supervision.

Tho main plant will have 150 feet frontage on Woodslde ave. and 2i0 feet on Barnett ave. The first floer wl" earry hl printing presses, of which thore will be 18. Tho off.ee will be on th9 floo- ln th0 gablcn 0r the building. The stock depart- mont, garngo and boiler room will be the baMnwnt.

I plans have boon prepared by WaUer da-j, topped by stucco in lighter i this plan has not yet been fully dc-Kldde Co. and the construe- I color, Tho half timber will be of I veloped. its.