New-York Tribune from New York, New York • Page 34

News and Comment of City and Suburban Real Estate Market! Realty Buying For Investment Is Predicted Great Purchasing Movement Expected as Result of Breakdown of Values in Wall St. and Other Fields By Charle? F. New York City ijsal estate has proved its worth. It has come through the past three years of uncertainty with added p-restige as the premier of all in? vestment commodities. By its strength, actual investment buying was lacking, due to the iniquitous system of taxation at Washington, it has dem? onstrated that there is no investment in the world that compares favorably with it.

While large losses have been taken by investors in stocks, bonds and securities, the losses by owning Tell selected real estate have been prac? tically nil. While dividends from and been greatly diminished or passed en? tirely, well selected real estate has been earnirrg day in and day out sub? stantially the same conservative net in and, in many cases, increased earnings have been shown. I havo always believed 100 per cent in downtown New York City real estate. Limited in area, anchored by our big financial institutions and our ex? changes, gaining in value with the birth of every baby and the arrivalof every immigrant, there can be only one price tendency, and that tendency must be upward. In this rush of business how few pause long enough to realize our ever increasing greatness and importance.

My expenence in real estate has been but that of a than twenty-four what wonderful changes have occurred in this short span of time. If older men and repre? sentative men in the real estate field, tuch as Charles S. Brown, Robert E. Dowling or Henry Morgenthau were to write a book on the growth real-estate wise of this magic city they would leave a heritage welcomed by many. The tremendous increase in property values that they would show, the for? tunes made by small investments not many years ago, would read like fairy tales of finance and profit.

The Astor, Goelet, Gerry, Hoffman, Wendel, Rupert and Ehret fortunes were interwoven with the buying and keeping of real estate. New York of the Future My point is this. What will New York look like fifty years or 100 years from now? And please bear in mind that this city of ours is to-day only an infant, not yet child as time goes. We know that we have to-day approxi? mately 6,000,000 people. What will we be in twenty years, with perhaps 10, 000,080 in population; in fifty years, To-day New York rivals London.

To? morrow we must outdistance all be? cause of our geographical location, our wonderful harbor and the natural re? sources of our country. These are the fundamental reasons for the continued growth of downtown New York real estate. These are the reasons that while other investment commodities are crashing downward New York City real estate has been firm and is to-day the best of all in? vestments and the most strongly held, although on account of the iniquitous surtax system of taxation many big investors have been driven from the leal estate market and feel that they can only afford to buy tax-exempt securities. Statistics are always dry, but when concisely presented are in? teresting. The following table shows the steady appreciation of New York City real estate from the year 1902 to 1921, all boroughs: Tear.

Assessed valuation. 1003. 4.751,550.826 1904. 5,015,463,779 1905. 5.221,582.301 1906.

6,738,487.245 3 907. 6,240,480,602 6,272.270.859 1909. 6.807,179,704 1930.:. 7,044,192,674 1931. 7.858,8 40,164 1912.

7,861,898,890 1913. 3 93 4. 8.049,8 59,912 8.108.760,787 1916. 8,207,822,301 3917. 8,2 54,549,000 1938.

8,339,638,851 193 9. 8,428,322,753 1920. 8,626,122,557 9,604,260,042 Now these assessments, generally speaking, have never been greater than actual value of property. There are cases where assessments are high and some are low, but spread over thi city our assessments have always beer fair. That these assessment figures do not represent an artificial value is ber.t indicated by the records of trus tee, foreclosure, liquidating and sales, whether 1-hese show year aftei year that in the aggregate propertj has actually sold for more than the assessment figures.

Story of Stock Market All life is a speculation. Everything we do is a gamble. Every day bring: about uncertainties, but, if one is go ing to intelligently invest I feel thai New York City real property the most con servative of all investments. With qui comment I give the high and low price; and the approximate October 25, 1921 price of eight active industrial bonds ten active railroad bonds, ten railroad stocks and ten active indus trial stocks for the period 1902-1921 which is the same period that is cov ered by my ever-steady upward' reflecting the conservative but cejrtair advance in value of New York Citj real estate: Range of Prices for the Yeara 1902 to 1921 ACTIVE INDUSTRIAL BONDS Appro Prlct Oct. 25 High.

Low. 1921. Am. T. T.

col. 4s, 1929. 100 71 84 Com. Cable 4s, 2397. 100 60 62 Vi N.

V. Dock Co. 4s, 1951. 100 58 71 West. Union 4Vis, 1950..

109 70 Kings County Klec. Co. p. m. 6s, 1997.

127 85 100 Adams Exp. 4s, 1948... 107 65 61 Steel Sink. Fd. 5s.

1963., 108 78 95 Col. Fuel I. 1943.. 106 76 79 TEN ACTIVE RAILROAD BONDS Atchlson gen 4s, 1995... 105 Atlantic C.

Line 4s. 1962 103 69 19 Bait. O. 1st 48, 106 67 71 Ohio 5s, 1939, .147 '84 83 Chi. N.

W. 3Vj8, 1987. 106 69 67 N. T. Central 3 Via, 1997.

109 61 68V Southern Tac. 4s, 1956.. 101 '68 78 Norfolk West. 4s, 1996 104 67 78 Reading Co. gen.

4s, 1997 104 71 76V Union Pacific 4s, 1947.. 108 74 82V TEN ACTIVE RAILROAD STOCKS Atchlson, Top. S. 116 64 86 Atlantic Coast Line. 170 68 84 Baltimore Ohio.

125 27 36V Chesapeake Ohio. 92 23 64 Northwestern 271 60 68 NfW York Central. 168 62 71 Southern Pacliic. 139 3,8 77 63 96 Reading. 179 37 69 Union Pacific.

219 65 119 TENVACTIVE INDUSTRIAL STOCKS American Car and 3 48 14 American 117- A 91V American Sugar Ref, 367 65 61V! American Woolen.169 7 75 General Electric. 334 89 132 National Biscuit. 163 32 316 Pullman Company. 270 89 99 i'nited States Rubber. 143 7 48V? United States 136 8 78Vi Virginia-Car.

Chem. Co. 92 12 28 The marked fluctuation in prices jn one year's time only and th? of investment in is Well Wishers of Fifth Avenue's Shopping Reward, with Gold and Silver, Efforts to Make it Structurally More Attractive Fifth Avenue Association Committee Has Difficulty Making Awards Because of High Character of Buildings Completed in Last Year in City's Famous Trade District TEXTILE avenue, LAST STRUCTURE COMPLETED ZATE 'FWEfTix F2FW AVENUE fECTIOW ACCORDING TO JJVENU.E. tfSSOCiATlOJi, MEW of MEW yoRK at STREET WWCH WOMSECONDTXLZE. JMOSTATT2ZACT2VE ALTERED ih S'? AVENUE D2ST2UCT, BUSINESS HO At Er of eXSsT.

couses 17 WEST 3 SCHM2TT BROTHERS' BUS2KESS HEADQUARTERS at TOOK. SECONDPR2ZE ASAN ALTERED The policy started several years ago by the Fifth Avenue Association of re? warding efforts made in improving structural Fifth Avenue has developed great competition among architects and new building owners for the cov? eted medals and diplomas presented at each annual dinner of the association. This year was no exception to other years. In fact, the race for honors in the new building and altered building classes was very close, and it was only after many meetings by the commit? tee on architectural harmony, under the chairmanship of Douglas L. Elli man, F.

B. Conover and John Sloane as lay members and Robert D. Kohn, John Cross and Leon N. Gillette, rep? resenting the New York Chapter of the American Institute of Architects, as professional members, that it wan decided the late George Backer had won the first honors in the new ing class'with his Textile Building; the big structure which he completed on Fifth Avenue, between Thirtieth and Thirty-first streets, a few weeks before his death, and that the building at 17 West Fifty-seventh Street, altered for J. T.

Cousins, was the honor struc? ture in the made-over class. Every new building and every struc-, ture in the section altered since the last annual dinner of the association was visited at different times by the two sub-committees, which later meet and decide the merits of each struc? ture. The buildings were considered fro3u the standpoint of the tenant, the standpoint of the builders and the standpoint of the architecture. A building had to measure high in every one of these qualifications to be con? sidered in the final decision. The Textile Building designed for Mr.

Backer by Sommerfeld Steckler was regarded the finest of the new build? ings. Covering the block which Mar? shall Field had selected as the site for a New York store many years ago, Mr. Backer erected a building of impres? sive proportions. The architectural treatment of the structure accentuates the size of the structure, while at the same time losing none of its merits. The new home of the New York Bible Society at 5 East Forty-eighth Street, the work of Wildred E.

Anthony, was given the second prize in the new building contest. The Cousins' structure in Fifty seventh Stroet and Schmitt Brothers' interesting business headquarters at 525 Madison Avenue were the win? ners in the altered building class. The Schmitt Brothers' building is Colonial in feeling. Schwarz Gross designed the changes. The Cousins alteration was made from plans by.George A.

Schonewald. cated by Lee, Higginson table of September, 1921, as follows: Approx. Highest Sept. 1321. 1920.

Wheat, bushel. $2.50 Corn, bushel.78 2.31% Oats, bushel.49 Flour, barrel. 8.75 16.25 Beef, barrel. 15.50 2S.00 Sugar, pound. .05 .23 Coffee, pound.07 Cotton, pound.15 Silk, pound.

B.50 14.45 Wool, pound.85 2.00 Iron, ton. 21.75 53.50 Steel billets, ton. 33.00 65.00 Rubber, pound.13% .54 (Above prices are cash prices in pri? mary markets.) Future of Realty Never Brighter The future of downtown real was never brighter. Business condi? tions generally are improving, and while the volume of business is not as great or the profits as large as a few years ago, yet conditions are healthy and the volume of business larger than at any time prior to 1915 or 1916. Hard times have not come to us in the real estate business, but easy times have gone, and I hope those easy times will never return.

There is little satisfaction in having more business than one can properly look out for, or for a broker to earn more money than what! he knows he is economically, logically or morally en? titled to. The departure of easy times is the exit for many war-time brokers, arid as never before the public to-day de? mands the most intelligent and expert attention for the transaction of its real estate business. The general condition of the real estate market is reflected in the fol? lowing figures, but in connection I would call attention to the fact that the first months of 1921 were con? siderably poorer than the first six months of 1920. Since August 1 the gain for 1921 over 1920 has been quite marked, and the improvement as we get toward 1922 is definite and certain. From January 1 to November 1, 1921, 8,992 properties were transferred on Manhattan Island, as against.

14,092 for the year 1920. (It will be noticed how dealing in real estate slackened foi this entire ten-month period.) That business, however, is improv? ing considerably is shown by the fad that for the week ending November 1 239 propertie? were transferred ir 1921, as.against 157 properties in 192( for the same period. The assessed valuation of the 8.99? properties transferred for the first ter months of 1921 was $510,156,949, as against an assessment of for the period in 1920. For the 'first ten months of 1921 the transfers where express consideration! were referred to heretofon that the public paid $59,573, 347 for real estate assessed at $45,489, 100 by the Tax Department, arid figures for 1920 were. $101,613,027 foi property assessed at $85,508,600, show ing in each case, as previously stated that property actually sells highe: than the assessment.

Mortgage records are also interest ing. Six thousand nine hundred and sixty six mortgages have gone to record fo: the first ten months of this year ii Manhattan, as against 9,551 mortgage for the same period in $203,269, 881 has been loaned on Manhattan rea estete for the first ten months of thi year, as against $321,992,072 for th first ten months of last year. Investors Are Returning The best of all signs in the real es field is the fact that investors ar for the first time in five years turninj toward real estate for the employmen of their funds. One of these days th present system of taxation that ha driven money to tax-exempt securitie and taken it from legitimate invest ment and business channels will changed and a sales tax or other method of taxation will be found, an then we shall witness the greates real estate market- that New York Cit has ever seen, because whenever give an equal opportunity with other ir vestments New York City real has always been the most popular, an deservedly the best. With the curtailment of buildin during, the past five years; with dowr town real estate very moderately mor? gaged; with buildings paying hanc somely and with few vacancies; wit cheaper money rates, and with busines conditions undeniably better, I hope see at an early date a big buying raovi this time for occupancy, bv the slogan will be "Buy real estate fc investment." And this movement wi be of greater proportions than an one dreams it earwbe just as soon the high surtax charge is eliminate and our taxation method changed.

Steel Legs Under Park Avenue Flat Figure in Deal Worth $450,000, Connecti? cut Resident Buys Them for Less; Will Bring Him $90,000 Year Until 1927 Assignment of the leasehold the site of the 290 Park Avenue apartment, one of the newest and finest co-opera? tive structures in New York, was an interesting deal. It reflects the genuity of the brokers, a high regard by the buyer for property values in New York, and should develop neglected prospects of a similar nature. What was assigned or sold was the steel structure on which the seventeen story builaing stands. The people who live in the house, about thirty families all told, own the structure from the ground floor up, and own it outright. But from the street down now belongs to a man who lives in Connecticut.

It will be his fpr the next five years, at the end of which time he will pass it over to the New York Central Railroad officials. During the five years the man who lives in Connecticut will be paid indirectly about $450,000 by the owners of the house for the privilege of that location. Tne New York Cen tho Tctual owner of the fee of the. which is about sixty feet below the oottom of the building, will not receive one penny income on the prop until 1927. This curious situation was developed by the United States Railway Coimuis sion.

The government was in control of the New York Central when the property was leased. The officials of the Central did not expect any opposition to the company doing for the thirty members of the 290 Park Avenue Co? operation Company what it had done for other apartment dwellings in the section, and that was to build a series of massive steel legs on which to put their house. The legs were to be built up from between the railroad tracks, some fifty or sixty feet below, to the street level. When it came to carrying out their part of the agreement the Central officials were balked by the government board. Fred T.

Ley, whose company had the contract to build the structure for the co-operati-ve' tenants, then proposed that he would pay for the construction of the steel legs if the money expended would go as rent. This was satisfac? tory to the railroad company and the foundations were erected. The cost represented about five years' rent, which was-assigned to Mr. Ley by the New York Central. Four months ago Runyon S.

Baldwin, of Butler Baldwin, was discussing a real estate matter with Mr. Ley, when the builder told him of the interesting situation at 290 Park Avenue, and ex? pressed the desire of selling his five year leasehold af an attractive price for investment. Mr. Baldwin started immediately to find some one who. would buy the but he met with little suc? cess.

"I never found it so hard to interest people in anything before in my years in real estate," Mr. Baldwin said yes? terday. "People could not or would hot see the value of the leasehold. The fact that they were taking space under a building perched, so to speak, on legs did not seem tangible, did hot seem to mean anything to them, though the value of the space and steelwork be? tween was backed by the securities of the New York Centrar Railroad and the seventeen-story structure owned by some of the wealthiest people in the country. "To me it was a wonderful oppor? tunity.

I was sure that some one would appreciate the investment. It was a condition, particularly of this property, and being an entirely new situation people discredited the value of the offer. I told my story to Francis B. Roberts ope day. 'Very was his remark.

have a man who I thing will be interested injthat. Give me a day or two and I'll tell you one way or the His man was in? terested and the deal was closed." He has paid all cash for the steel underwork. With the money the New -fYork Central will receive from the apartment house owners the company will buy the foundations. The com? pany will own it outright on the pay? ment of the fifth installment, which will bring its investment in the steel work up to $450,000. Mrs.

William L. Harkness' Fine Home Taken for Trade The fine large home of Mrs. William L. is the latest to be taken over for trade in the new upper Fifth Avenue art colony. It is the five-story American basement house at 12 East Fifty-third Street, between Fifth and Madison avenues, 37.6x120.

The prop? erty has been bought by Proctor interior decorators and dealers in fur? niture, fabrics, draperies and Oriental rugs. Mrs. Harkness has been asking $400,000 for the property. The site at one time was occupied by the home of Walter G. Oakman who sold it to Harvey Fiske, the banker, who erected the present build? ing and sold it to the late William L.

Harkness. one of the original partners of the Standard Oil Company. The buyers for the last fifteen years have been located at 3 and 5 West Thirty sixth Street. The firm, which has been established thirty-two years, was for? merly located at 144 Fifth Avenue. Both its retail and wholesale businesses will be located in the Fifty-third Street house after extensive alterations.

Pease Elliman were the brokers in the deal. Murray, Prentice Aldrich represented Mrs. Harkness in legal details, and John H. Rogan, the Buyers. 52,524 Buildings, Were Planned Last Month in U.

S. Operations 87 Per Cent Ahead of Previous Octo? ber Building; New York Will Spend $52,253,437 October building statistics reported to "The American Contractor" break traditions for' a month which ordi? narily shows falling off in permits is? sued by the official building depart? ments of cities. The 194 cities reporting for the month show $174,660,396 valuation for 52,324 permits, as against $93,361,009 valuation for 32,480 permits for the same cities during October of 1920. This is an 87 per cent gain in activity over last year, which will be remem? bered as being quite dead during the "tenth month. This year's record is surprisingly gratifying, and by all log? ical computations means that activity has started into a swing which is go? ing to continue in velocity for some time to come.

New York City dominates the re? turns for October by delivering a total of $52,263,437 estimated valuation, as against $35,580,099 for September. A for the two months by bor? oughs follows: Borough. September. October. Manhattan.

$6,733,460 $22,729,428 Queens. 8,904,351 9,602,150 Richmond. 1,038,744 918,137 Brooklyn. 12,460,349 12,296,360 Bronx. 6,443,195 6,707,362 Chicago drops almost two millions from its September record.

Other large cities showing losses are Detroit, Bal? timore, Boston. Dallas, Oakland, Buf? falo, Seattle, St. Paul and Atlantic City. Among the important cities showing gains are Los Cleveland, San Francisco, Philadelphia, Milwaukee, Portland, Washington, Kansas City, Minneapolis, San Diego, Atlanta, Johnstown, Rochester, Wich? ita, Birmingham and Pater son. i Dr.

Jennings S. Lincoln Buys Parsonage at Montclair Dr. Jennings S. Lincoln, of this city, purchased from the Central Presby? terian Church Society the residence formerly occupied as a parsonage, at 53 Church Street, Montclair, N. containing eleven rooms and two bath? rooms, with frontage of 90 feet, held at $26.000.

M. Crawley Bros were the brokers. Louis Werksman sold a 70-foot lot on Park Street, Montclair, to Leslie M. Cain for immediate building. H.

E. Tener sold a 65-foot lot on Park Street to Widmark for immediate building. Both sales were made through Simpson Merritt Company. Begin Work on Bronx New Flat for Fifty Families Ground has been broken for the erec? tion of a six-story apartment at the southwest corner of Bryant Avenue and 178th Street. contain fifty apart? ments and improvements and conveniences.

The the Alcas Realty Corporation, expects to. have the building completed by the spring. The architect Nord ham. MoorishType House Built as Annex to 11th Street Hotel' Put Up by David Knotts Co. to Remove Eyesore From the Neighborhood of His Van Rensselaer Hotel Just off Fifth Avenue in Eleventh Street there is nearing completion a two-story, seven-room dwelling of dis? tinctive Moorish architecture, and known as the Hotel Van Rensselaer ex tnsion.

The lot, 25 feet wide by 100 feet deep, is flanked on the west by the rear of the eleven-story apartment house at 43 Fifth Avenue, and on the east by the nine-story Hotel Van Rensselaer. For years the ground has been occupied by a tumble-down garage, an eyesore to the community. In order to protect the hotel's light on the west the Knott chain of thirteen hotels operating the Van Rensselaer, and of which former Sheriff David H. Knott is president, purchased the ground, and have earned the gratitude of Eleventh Street prop? erty owners by the erestion of this unique extension to its hostlery. Set fifty feet back from the sidewalk and fronted by a picturesque formal artistically laid out with a quaint flag walk and low brick walls, the house is almost lost to view of the casual passerby, as it rests tucked away the walls of the build? ings on either side.

The unusual dwelling was designed by C. F. Winkelman. The exterior is of gray stucco faced with odd tiles. The first floor contains a 25x23 living room, library, kitchenette and maid's room and bath, the appealing features being a Colonial fireplace and artistic staircase' in the living room and the built-in, ceiling high, solid oak book cases of the library.

The second floor contains two bedrooms, two baths and two dressing rooms. The C. H. Van Aken Company has the contract to build this interesting hotel apartment. When finished it will be occupied on a long lease by Arthur Selig, treasurer of Samuel Eiseman silks.

Buying in Brooklyn The Mclnerney Klinck Realty Com? pany sold the three-story store apart? ment building at 1821 Church Avenue, 20x100, for Henry A. J. Shannon Company, with Edward Kegel, sold the two-family dwelling 1245 Seventy-fourth Street. Bulkley Horton Co. sold 74 Kos cuisko Street, a two-story frame build? ing, 25x100, for Susan McCurthy.

Eighty Acres at Huntington Boughr by Otto oech? Ward Ward with Warren Murdock sold for Randolph Soper, eighty acres, in woodland, in the Dix Milla section, Huntington, to Otto Koechl The property is near the estates of Charles A. Gould and Robert deForest. It was held for $20,000. iii Business Building on Upper Tliircl Ave. Sold Harry Weil sold for cash the one story business building at the north west corner of Street and Thirc Avenue, 25.7x98.

The seller was repre by Walter M- at Many Owners of Bronx Homes Part With Houses Dwellings Furnish Bulk of Sales of Residential Property in Northerly Borough Tilson Langendorf sold M. Finkelstein to William Wald a five story apartment at 2390 Ave? nue. J. Clarence Davies sold for Emile Utard to the Femme Realty Company 1789 Undercliff Avenue, a three-story I dwelling, 26x78; also, for the same owner, the vacant plot, 78x57, at the junction of Sedgwick and Undercliff avenues. A.

Mivhaelson sold a one-family i house at 1221 Hoe Avenue, 33.4x98, for H. Brandenburg to A. Harwitch Sophie Brormann sold to Edwardus, a two-story dwelling, with stable," at 380 and 382 East 162d Street, 50x 100. Joseph A. Goldman sold to Rosie Stavisky a two-stor ydwelllng at 703 East 161st Street, 18x75.

Juliet Braun sold to Joseph M. Cooper a two-story dwelling at 1030 Prospect Avenue, 21x81. Rose Marks sold to Jacob Mlodinoff for $12,000 a two-story dwelling at 1419 Crotona Avenue, 25x89.llx irreg? ular. Isidor Benenson sold to John Shep ard the property, 100x400.11, on the east side of Washington Avenue, 310 feet south of 172d Street. John A.

Leissier sold to Wilhelmina Squazzo the property, 25x100, at 912 Faile Street. John F. Sweeney sold to Minnie Lef kowitz the property, 25x100, at 896 Faile Street. The Putnam Realty Company sold to Ab ram Grossman the property at 680 East 223d Street, 41.11x114. 47 Lots at Scarsdale Sold The Ffsh-Ganjiany Realty Corpora? tion sold forty-seven lots in Scarsdale Park, Scarsdale, for the estate of David E.

Sicher to an investor, who will im? prove the property and subdivide into half-acre plots. Another Active I DayofTradiiigl In Small Flafcl Buying on Upper West and on Fifth and Avenues; DowntownTq-, ements Also Sought After J. L. Moyse, president of the lind Realty Company, sold for Kettji B. Noyse to Rosalie the Moi? vale, a six-story apartmw 51x112, at 83-85 St.

Nicholas Place. The newly formed Gay-Emm Beata Corporation, with L. B. Helfand H.J Goette and M. M.

Jackson aj director? purchased from Lipman Corn ti? two five-story flats with stores, 49.10. 110, at the northwest corner of Fjft? Avenue and 131st Street. The ne-? company has a capitalization of $25(ft, and is represented by L. hzvy, torney. Isaac Willig sold to Ciara burg for $45,000 a ve-story tenemer with stores at 1C61 Fifth Avenue k.

100. William S. Baker sold for Ed-su M. Scudder to the Meister Build-'-. the three five-story with stores at 2083, 2085 and Madison Avenue, 25x100 each.

Philip and Martha Schwed sold to Ivan Josephs a five-story store tene? ment 1336 Second Avenue, 25.1x100 Amsterdam Avenue Corner Sale Augustus D. Schnackenberg sold to the Blechman Realty Company the story flat with stores, 25.11x74, at th? southeast corner of Ninety-eighth Street and Amsterdam Avenue. The West 119th Street. Corpore tion sold to Katherine A. Galyean two liats with stores at 530 and 532 West 126th Street, Schindler Liebler sold David Greenspan a four-story flat stores at 1542 Second Avenue.

Henry N. Tifft soul to the Realty Company a five-story with stores at 209 East Street, 24.6x100.11. The adjoining foot house at 211 East Ninety-sever: Street was acquired yesterday by tt same buyer. Charles W. Carpenter sold to Job C.

Travis two five-story flats at 145 and 147 West Sixty-sixth Street, 70.6i 100.5. James H. Cruikshank purchased from Morris Pisman 321 East Sever, ty-fifth Street, a five-stoi-y tenement, 25x102. Harry Sugarman was the broker. G.

Tuoti Co. sold for the Realty Company to V. Cuti a four story flat at 307 Eas- Fiftjj-iktt Street. Sisea and Palladino sold to August Manfra, 340 East 118th Street, a four story tenement with stores, 25x100. John Peters sold for the Missionary Society of the Most Holy Redeemer to David Klinger a five-story tenement at 640 East Sixteenth Street.

Joseph Goldbron sold to Henry Ha! lowczak a four-story tenement wits stores at 432 East 9th Street, 25x93.1! William M. Smith sold to the Feldor Realty Company a four-story store tenesnent at 42 East Broadway, 69.7x irregular. George Nassauer Disposes Of Estate at Chappaqua George Howe sold for George Nas? sauer his country estate in Chappaqua. The property, formerly known as the Cheesborough place, over? looks the Reservoir lakes, the estates of Ginzburg, Kelly Eober son, A. H.

Smith and others, and coi sists of a residence, gardener's cottage and thirteen ai3d a half acrei It was held at $35,000. Real Estate Opportunities Briefly Told REAL OR RENT Manhattan 311 WEST 91ST ST. American basement dwelling; finest condi? tion; electricity, parquetry, 3 tiled baths, 11 master's, 3 servants' rooms; 25 foot frontage; good terms; moderate payment; Immediate possession. WEST and basement 16 roqms, Ideal for rooming; price $16, 000, each $3,000. COUGHLAN 200 W.

72d. Brooklyn 22ND AV. SUBWAY STATION, two lots, West 7th two lots. West 8th Av. W.

station, two East 1st Linden near plot 40x100, Manhattan Beach, plot 60x100, Hastings another $4,000. Easy terms. Box 13, Roseville Station, New? ark, N. J. Westchester MUST sell my house in one of the most -exclusive sections of Westchester.

It is an 8-room Colonial house with 3 baths and garage, on plot 100x100. Convenient to schools and stores. Will sell at sacri? fice. Any offer will be considered. Box 624, Tribune.

SMALL SCARSDALE residence, 8 rooms, 3 baths, including large living room with studio ceiling; garage; 1U acres, completely landscaped; price FISH MARVIN, Scars Uale, N. Y. LEASE my home, completely furnished, to May centrally located, depot, schools, churches, etc. Phone White Plains New Jersey SUBURBAN STUDIO sacrifice cozy, artistic place, especially, built for year-round living; only $2,600 cash needed, balance of $2,600 on easy terms, almost like rent, buys lt $5,000 now- on mortgage can remain has 7 large rooms, studio attic, tiled bath, steam heat, parquet floors, running water, electric light, electric cooking range, washer and vacuum cleaner; every conven? ience; beautifully situated on plot 100x190 feet fine garden, shrubs and flowers in pro? fusion; close to pretty lake, stocked with fish select, congenial neighborhood good markets, school and churches near by this is' a chance of a lifetime toVbtain a home at fraction of real worth could not be dupli? cated at less than $14,500, Ideal commuta to New York City; 7 minutes' easy walk from house to R. station.

V. A. BOWMAN, 277 Beaumont Brooklyn, N. Y. Tel.

1601-J Coney Island. Several new houses, 30 minutes from Hudson Terminal, In beautiful restricted section, 6 and 7 every improve? ment, 3 minutes to station, on large plots, for sale or rent, to the right-people, with option to We a few choice plots for sale and- will Duild your home from your own plans; liberal terms. FRANK MILLER, 13 Park Row. Barclay 8685. AN EXCEPTIONAL OPPORTUNITY NEW HOUSES AT Bogota built of and frame; steam, parquet Hgctricity; plot 40x100.

Michael Bros. Chrlstlap son, Maplewood and 'Palisade aves. Tele? phone Hackensack 533-R. Connecticut DARIEN, acres, country place; three acres in good cultivation; fine orch? ard balance woodland, with large pool brook runs through property; house modern in respect recentl-jsremodelled garage, chick-lh house, with runsV kennel fine all year home terms to suit. F.

H. MoGRAW. Darien, Conn. Phone Vanderbllt 7000, or Darien, Conn. ARTIST'S HOME and studio, on lovely hillside; picturesque location; Vi acre almost a century old 2 open Area; every Improvement; excellent condition.

Itrf. R. W. Fuilw. Toi.

388 Wentport, Conn. REAL OR RENT Connecticut AT acres timber woodland, 9-room residence, bath; Delco system; $10,000. GEORGE F. ARCHER, REAL ESTATE. 10 EAST 43D ST.

VANDERBILT 5084. 30-ROOM sanitarium, 7 baths, 12 acres; Berkshires: less than $10.000. GEORGE F. ARCHER, REAL ESTATE. 10 EAST 43D ST.

VANDERBILT 5084. 350 ACRES; houses in poor condition; Ridgefield. GEORGE F- ARCHER, REAL ESTATE. 10 EAST 43D ST. VANDERBILT 5084.

Massachusetts UNIQUE CAMP SITE in Berkshires; good buildings. Address 75G, Tribune. Florida 160 ACRES of good land for sale, with splendid opportunities. I.and sold in 10 acre plots. Located N.

E. of Moore Haven, capital of Glades County, Florida. Land is most suitable for cattle-pigs, poultry, sugar? cane and truck farming; no fertilizer re? quired. Write or cable at once to Capt. H.

F. WILLIAMS, care the First Bank of Moore Haven, Moore Haven, Florida. BUSINESS MAN (single), owning home, select section of Miami. Florida, like to communicate with party of two who would be willing to share the run? ning expenses of same for the months or January, February and March. Highest references given and required.

Apply Box 716, Tribune. independent! A life in? come and enchanting hours await you at beautiful LAKELAND HIGHLANDS, the great wonderland of grapefruit and orange groves which has been ten years in the makl.ng. For folder No. 8C address W. F.

Hallam 799 Broadway, New York. Information about the orange and grapefruit growing sections, call, write or phone TAMPA BOARD OF TRADE N. Y. Branch office, 46 E. 41st near Madison Ave.

Murray Hiil 6940. TO LET FOR TO LET for business, loft about 3,500 sq. excellent light, steam heat and ele? vator service; very attractive rental; im n.c-diate possession. Ezekiel 102 Church New York City. Telephono Barclay 6282.

FLOUR MILL, 35x60 feet, 3-story building; 70- H. P. connected; would rent to a shirtwaist or silk manufacturer; located on Philadelphia near Boundbrook, N. J. 626, Tribune.

TO bricW building, steam heat, electric elevator; 50x100 each floor; will rent separately or together. Telephone Stagg 3605. WATER viar Wall, leasehold for sale; 5-story building, about 22x80, fully equipped for offices rind ready for occu? pancy. -664, Tribune. WILL sublet 1 or 2 private outside offices; elegantly furnished.

Gotham Bank Building, Suite 712. APARTMENTS TO Manhattan 14TH 162 sublet to May 1. 1322, large furnished studio room and dro-sing room; telephone, electricity; $50 month. Call 10-12 week days. De Camp.

68TH 21 rooms, kitchen? ette and bath, all outside rooms and open firtpiaoe; overlooking Central Park; sublet, owner leaving city. Phone Plaza 4620. Can be seen all day Monday. ARTISTICALLY furnished, elegant, retiiod eled apartment, bath, largo kitchenette; parquet floors, near Centra) Park. Telephone Riverside.

APARTMENTS TO I.FT?FFRNISHED a nil at tun 73D 126 WEST. (Hotel Xolitlton) Newly decorated and furnished one, three outside rooms, elevated, Wf face cai-s, subway; room, bath, monta ly and up: full hotel service; restaurant 81ST ST. (Columbus av (Hotel Colonial decorated, outside rooms, bath; elevated, surface car? subway: $00 room, bath, Cull hotel service, restaurant. S3D AT MADISON AV Hotel AshtoM decorated and furnished two, three outside rooms and bath, cars, subway; $300 per moatO full hotel service; restu. S7TH WEST rent, artistically furnished, 2 rooroi, kitchertetto apart! erate rental, immediate possession.

2C, APARTMENT, furnished, sunny room-. bath, steam, electricity, winter or longer; references. Forana? 3742. Linden. GRAMERCY PARK, 3 bedrooms, dining kitchen, ver large living room.

bea'Jtiiully decoraic anrt fu-nlshed; especially suitable for cian; aiso unfurnished desired. Call telephone Gramercy 1817. RIVERSIDE DRIVE, large 2 baths, completely fu shed; su? responsible small L''K owner going abroad, "i lephone Auauoou 2766. Gould. Queen? AT JACKSON HEIGHTS Nicely 6-room apartment, all rn ments; $350 a month.

Tel. A. New-town, 2363, caro I Qutrensboro poration, Elmhurst, 1. APARTMENTS TO 1IT-1 Manhattan 1 WEST G7TH ST. Owner's apartment, handsomely furn five rooms, i wo baths, kitchenette, aJP studio, facing south on twelfth floor; coo? ing free central kltchon if refrigeration; rnaid and porter first class restaurant in pool; high class tenants onlr; a immediate possei-slon.

34TH 117 rooms, ette and bath, $123; also one $78. 127 E. 34th St. 55TH 63 rent, suitable fur doctor, Apply on premises. Rental $1,500 per num.

4U7 Park 65TH'ST-, 317 rooms. heat; telephone Schuyler 71ST. 343 living bath, kitchenette; all 86TH B3 large light modern conveniences; open rent $2,200. Rhinelander FIFTH new, second floor, rooms, splendidly situated. Supt.

on 31 a. m. to 2 p. m. WM.

SONS. 46 Cedar st. Tel. John Bronx FIVE-ROOM APARTMENTS in most de? sirable section; lugh class bricK family houses; every modern for garage; halt hour to 4-d oi 421 East 2381 et, two blocks Webster ave. Apply on property or field Const ruction Company, Avenue; Murray Hill Wn 3-ROOM and bath housekeeping trora suitable for couple.

22 minutes Grand Central, Queensboro Jackson Heights. Restricted eotam ia? tenant plan. Small ment. Balance monthly. Dec.

laf- Phone Debaam, N-iwlowr?.