New York Herald from New York, New York • 14

"-is fl 'tV' 4 2 3 FINE FLATS BEST INVESTMENTS Care and Thought Given Their Construction Assures Long Life and Large Return "Our fifteen jtars of experience In both the- bulldlrn'and operating of the hlthest class ot have taught ua soma things which we hope may be helpful to owners and managers In discussing this type ot apartment as an Investment' said Benjamin II. Marshall, of Marshall ft Fox, architects, at the recent contention of building managers of the country. "We know that such buildings. If properly located, designed and operated, are not only a safe and excellent Investment, but one In which the owner can have much pride, and from which he can obtain much pleasure. "There are three problems that must bs solved to produce a high dsns fart-tnent building that will be entirely successful, namely, where to build, how to design and construct, and how to operate.

"The first problem, that of the location, must be considered carefully. Be-Wot one which Is good to-day and will be better to-morrow. Boulevard or park frontage is most desirable. A combination ot these on a corner with southeast or southwest exposure Is by far the best, fsueh a location In a part ot the city which will meet the approval of the class of tenants required could not be bettered. "Light and sunshine are Important elements to be considered In picking the location.

Sunlight not only makes every foom It enters brhht, cheery and sanitary but It Is one of the greatest renters known. Every room must get lota of light, and positively half of the bed chamber all If possible niust have direct sunlight Noise from automobile and other street traffic may be ob-leotlonable and must be thought ot when arranging the bed chambers. They Should be as far from such causa of annoyance as Is physically possible. "The question ot ordinary transportation Is of minor importance, as this Is only used by the servants. The tenants themselves all have their own motors and consequently they only need to be located on or very near a boulevard artery.

"The second problem, that of how to plan and build this type of apartment, li probably the most difficult to solve. The plan must contain all the good features of the well designed houso together with the numerous advantages made possible by apartment conditions. The majority of the tenants come frcm their own homes 'and also live in a house In tho country part of the year, so It Is essential to give them all they ure accustomed to, plus every possible convenience resulting from community Ufa. "All large Apartments consist of three distinct and separate parts, which parts may. bo called tor convenience: Public, private urd service.

"The living, or front part, contains the reception hall, the living room, the dining room, the breakfast or sun room fcnd the library. These rooms, with the exception of the librae, should open Into each other so aa to make as good an arrangement for entertaining purposes as for general living. A small but Important room which Is rarely found except in 'the' very best of private homes Is the dressing or coat room for the use of guests. This room In an apart-. Inent must open, from the reception hall as near the entrance door as possible.

Too often guests' arrive when It Is awkward to take them Into the private part tot the "Th private or chamber part of thi'l plan Should have a large rectangular hall, tft- of which open all ot the bedrooms." This hall, which connects directly with tho reception room, should be so designed and so arranged that It can be used as an Informal sitting room, tach bed chamber must be provided With a large clothes closet and connect directly with Its own bath. This bath tnust have good light and should be large enough to contain a dressing table In addition to tho regular fixtures. In connection with one or two of the master chambers a 'large nnd light dressing room should be provided, fully equipped with cases and drawers to meet every demand ot the tenant "The sewing and linen room and a large storage closet should be located between this part of the apartment and the service quarters, so that ladles of the apartment can reach It without passing; the servants' rooms and the servants reach It without coming Into the private part. "The service, or rear part of the house, must connect directly with the reception hall. dining room and chamber hnll.

The number of servants' rooms should equal In number the master chambers. We have coma to this conclusion after tears of close contact with our tenants. The worst feature In most apartments In regard to this part of the house Is that the kitchen the most Important Workroom in the house Is also the most travelled passage. This should not be. the servants' dining room and bugler's pantry must be so arranged that they can bo reached without going through, tbe kitchen.

The architect. In designing the service end of the apartment, must nlways t.tudy with great care the most economical arrangement of the elements; where to place the refrigerator, the vault the storage closets, the stove, tho sink and the work table and what to tlo to make the service opcrato smoothly and with the fewest steps possible. "There art a number of details pertaining to the construction which need to be considered seriously. The question of deadening sound isa difficult one. In all the apartments wo.

know of sound will travel by means ot the partitions, floors and columns trombone apartment, to tho next. Our firm harmado several experiments and we now have' a scheme whereby wo lower the ceilings of the Attractive rreat Neck Residence to Be of Broadway Dancer Miss Joan Sawyer has purchase Jt through Baker Carroll the E. Baker residence at Oreat Neck, I The prop- PROVE rooms and rest them on the partitions, These partitions support this false cell ing nnd do not connect with the floor above, so there Is absolutely no direct connection with the next apartment, and conaequmtly the sound vibrations cannot trjfeel out of the apartment. The elevaloV la the cause ot objectionable noise and a bed chamber must never be placed next to the elevator shaft. If it la there will be serious complaints as long as the building stands.

"We believe the Installation of the Plumbing to be one of the most Im portant of the minor thlngs because If it Is not done In just the rlntit way at nrsx 11 win jo everything In Its powrt to Increase the operating expense. Plumbing repairs can very eaatly run Into bis figures. We arrange the fixtures la the bathrooms so that they rest against the wall ot a pipe shaft Then repairs to a pipe or the changing of a fixture can be done at any tiro without talcing up the floor or breaking Into the wall, which work In a tld bathroom means a great deal of unnecessary expense. No steam pipes or supply pipe or pipes of any kind should be burled In the floors or walls. Trouble always occurs at the places most difficult to reach.

Never place any pipe, radiator, fixture or mechanical device where It is not easily accesilble. The site and location of the coal bin too often Is neglected. The bin should be large enough for a half year's supply and arranged so that the coal wagons can drive over the bin and dump ths coal directly Into the bin through manholes properly spaced to avoid any necessity for trimming. Th Ideal location for is In a sub-basement, so arranged that the coal wilt feed' Into the grates and save the labor of carrying. "Such points aa these which have just been mentioned If taken into consideration at the time of construction will make a tremendous saving In the yearly cost of operation.

We believe that fully 10 per cent, of the cost ot operation In apartments Is wasted because In tho past at the time of construction not enough thought haa been given to Just such things. In the future there will be such a shortage of help that these Items will become of primary Importance. "In the operation of high class apartment buildings every effort must be made anil every cent must be spent with this ono thought in mtnd--gtve ths tenant the best service hat Is to be had. The question of expense must be secondary to this Idea. "The subject of operation divides it-pelf into such headings an: First, the number of employees and their duties: second, the question of repairs, and, third the' purchase of fuel and supplies.

"A building of the 'best type containing eight to ten apartments will need from eight to ten employees. We have a superintendent or head janitor who Uvea in tto building and haa entire charge. Hn must be a man who not only haa tho knack of keeping his tenants happy and satisfied, but also ope who has a broad general knowledge along engineering, mechanical, electrical and other lines. The janitor can by keeping everything In first class condition and insisting that all repair work be done at once more than save his salary. In addition to overseeing all the work throughout the building he employs the men and' doea a part of the firing 'and helps with the cleaning of the public halls and corridors.

"Wo employ 6ne rjtwo assistant jan-JtoraAdstMtidlnf: upon the else of the IfceJrldfrrr; and Insist that at least one of themn-nva'tn the minding, so that the head Janitor can be relieved ot his duties occasionally. Some one must nlways be In the building to take the responsibility. The assistant janitor Is on duty for tho day only. His work consists of firing and cleaning and such general work as arises from time to time. "Three front elevator boys are employed.

They divide the twenty-four hpurs Into three eight hour shifts. It Is very easy to obtain nice college boys for the two night shifts for a small salary, but the shift which la on from o'clock 'In tho morning until 4 o'clock' In the afternoon commands larger salary In order to procure the proper typo of boy. There are two rear elevator men working on twelve hour shifts. The man working on the day shift takes caro of the rear elevator halls and removes all waste from the apartment. The night elevator man has charge of the fires from 10 o'rlock to o'clock and aQta as general watchman.

"Wo demand that every employee wear a special uniform and so appear and act that any tenant, no matter whether he meets him carrying refusn from the rear door or In nulet distillled livery In the front elevator, will feel that this man belongs to the building. Is working for his Interest and comfort and Is tho same as one of his own "The total yearly payroll In relation to the annual Income runs higher for the same kind of service In a smalt apartment building than In the large one. It Is interesting to note from our records that the relation of payroll to Income Is about 3 per cent, higher In an eight apartment building renting for about J5.000 a year each than In a ten apartment building renting for about $7,800 a year each. The payroll will run In such buildings about 8 per cent of the Income. "Operating expenses which do not occur In tho average npnrtment building but which wo always lnit upon, are those of keeping out flowers In the entrance halls for nine months of the year and having a liveried doorman In addition to the regular elevator attendant.

"We have found it quite valuable to keep a record In chart form of nil operating expenses listed under the follow-Inc heads: Payroll, electric light and erty comprises one and a half acres of I ground with a Colonial typo residence and a two machine rarare at th W. power, water, fuel, gas, rartage, flowers, supplies, repairs, painting. Inciden tals, Insurnnce, taxes nnd agents commission. We keep a separate heading for physical Improvements, which expense Is added to the original value of the building. When the monthjy expense of each of these Items Is plotted on a sheet over a period of years It enables us to tell Just whero every cent has been spent and shows graphically If any division ot the operating expense Is larger than It should be.

"The total cost of operating In relation to the total Income varies a great deal according to the sis of the building, the site of the apartments and the number of npsrtmanla. for very high class service It Is much more expensive per dollar Incomo to operate a small building with say six or eight apartments than to operate a larger one ot ten or twelve apartments. The quality of servlco has to be the same In both buildings, and an Increase In the number ot apartments does not make a proportionate Increase; In the coil of operation. We find that the cost of operation will vary from 30 to 40 per cent of1 the tctal Income. "This type ot apartment Is undoubtedly one of the very best kinds of investment.

The location will bs such that ths value of the land will Increase year by year. The, tact that the apartment haa ueen built on a certain lot will Increase the valua ot surrounding prcocrty and thus btntnt ttaelf. "A large fireproof apartment built of the best materials throughout and finished In the moat thorough and up to dlte manner will depreciate In value much less rapidly than a cheaper building, especially small apartments sf non-llreproof construction. The depreciation In ordinary apartment buildings results In the highest rentals being obtainable only when the building Is new. As the buildings depreciate In value the rentals decrease.

In buildings of the type under discussion we have found that the contrary Is true. One particular building built twelve years ago has been, able to increase Its annual rental 11,000 for each aiiartment Further, the total operating expense stays the same year after year. This Is not true of the cheaper apartments, where the cost of repairs and up. keep Increases with the age of the budding. "Consequently wo feel that we are correct In asserting that such an investment Is one of the safest and moat permanent The building, being absolutely fireproof, will be structurally sound fifty or even one hundred years after its erection.

I "The plan. If it Is a real solution of tho living problem, will result In an apartment always In demand. The changing tenants keep their apartments up to the very last thing In Interior decoration and equipment. Thus our buildings ore continually kept as good as new and their earning power. Instead of decreasing, will Increase.

"The operating expense can be reduced considerably during the four summer, months becsust practically all the tenants are out of town andsom of the employees can be dismissed. We endeavor to close the building as nearly as possible during this period. "There Is no definite way to establish the proper rent to charge for an apartment It of course depends upon the law of supply and demand. Most apartments of this type rent for approximately 80 cents to SI per square foot of floor area. We have always established our rates and believe It advisable with our type of tenant on a bnsls whereby the tenant pays for every kind of decoration.

They ail upend many thousands of dollars In this way, which otherwise would not be done. This goes to. Increase the value of the building and the renting value of each apartment. "It Is because of such considerations as these that we believe the highest type of large apartment building Is peculiarly good investment They should net an average return ot 10 per cent, or more if properly built and operated," TO LIVE NEAS C. SCHWAB.

SI. P. Dollch Takes Dwelling- Oppositeother House Itrniala. The Houghton Company has tensed for the estate of Ewen Mc'lntyro the 30 foot five story American basement dwelling at .103 West Seventy-fourth street, opposite Charles M. Schwab's residence, to M.

P. Bollch for five year Douglas L. Elllman ft Co. havo leased 106 East Thirtieth street, a four story dwelling, for Mrs. Catherine C.

Hall to Mrs. Emma Krancese for a term, and 44 East Thirty-fifth street a three story and basement dwelling, for Mrs. Urania Woodman to William D. Dlnmore for a term. John J.

Kavanagh has leased for Dr 73 I Keyes the dwelling at 2S East Seventy-fifth street to Dr. Alfred Meyer for a term, and for Dr. I'. G. Tleckei the four story nnd basement dwelling at 105 East Eightieth street to Mrs.

Everett Bowler. jfsnsnv house nirvEns. loula Schleslnger has sold to M. J. Connelly of the American Car Foundry Company for the Kelly-Ackerson Com pany the one family brick and frame dwelling on plot 50x150 at 285 South Burnett street.

East Orancc also sold for Mrs. Mary O'Connor tho ono family f-amo dwelling on plot 50x100 at 173 Avenue corner Forty-ninth street, Bayonne, to Joseph F. Kelly. FAllT.S WITH DEAI, LAND, J. Campbell Phillips, executor, has sold to a client of F.

Bertram Eleas a plot 100X38S at the southwest corner of ocean and Poplar avenues. Deal, N. being part of the old Wyckoff farm and one of the highest points on the Jersey coast. It has been In the seller's family since isuo. 20,000 F.

M. Crawley ft Bros, of Montclalr have sold tho residence on tho south side of Torter place, west of Harrison nvnn fnr Culver, vice-president of tho Niagara rire insurance company. The house, which is of stucco and frame construc tion, contains eleven rooms nnd three bath ronmn. i v.n-age of 90 fet on Porter place. It was I1VIU ML I4V.VVU, tlon ot Woolley lane and Station Drive, overlooking the waters of Manhasset "Hy occupies the 1 nouse.

1 Resumption of Work on Largest Hotels Sign of New Attitude of Government Toward Building Progress Noticed Recently in Con-structionof Hotels Pennsylvania and Commodore Revives Hope That Restraint May Be Lifted Soon Although no definite Information could be obtained yesterday an to whether the Government had lifted the ban on construction In this city It waa strongly Intimated In conversations with the Interests Identified with tbe Hotel Pennsylvania and the. Commodore that restrictions were not quite as severe aa they had been. The rapid strides being made In the. construction of these, two great hotels might be' construed as an Indication that the Federal authorities have come to real I so the effect ot the regulations applicable to building operations and have rspentod. Other projects which have been partly completed and new ones where It Is evident their need In are expected to be allowed to proceed.

The two hotel operations combined at? the greatest ever under way at the same time In the city. A coincident Is that the Oeorge A. Fuller Construction Company has the contracts for both and this places the building material orders In the hands of one concern. The greatness ot the operations Is magnified by the fact that the hotels will be tho largest in the world, one, the Pennsylvania, exceeding the other, the Commodore, by a greater capacity of 100 rooms; the two having a total of 4,200 rooms and an equal number ot baths. Both occupy altes at the terminus of great railroads In this city, and both undoubtedly have been helped In building by the Pennsylvania and New York Central railroads.

The combination of Interests behind the projects, viewed from any point Involves the greatest volume of Influence that any bulldlrg operation has ever enjoyed. Both hotels are now estimated to be 75 per cent finished, and a race has developed to see which will be opened first It has been announced by tho Commodore promoters that It will be ready for occupancy by January 1. and the Penn-sylvsnla interests, while not setting an exact date, mentioned the flrst of the year as the time of their opening. If there are no unforeseen developments this schedule will In all likelihood be carried out. The race now depends more on the ability to secure labor and retain It than to provide materials, so that the opening of both hostelrles depends now more on another war condition the labor supply over which the Government has not yet a strict control but which will develop with the extension of th draft age limits.

The greater of the two hotels, the Pennsylvania. Will occupy the entire frontage on the east side of Seventh ave nue, from Thirty-second to Tnirty-tnira rtreet. a distance of 107 feet, nnd wll extend back on eah street 400 feet It will be twenty stories, and the Investment Including the land, will represent an outlay of around $16,000,000. Upward of 18.000 tons of steel have been used in the construction of the skeleton of the Pennsylvania, and something like MOO.OOO brick, of which are face brick, will be used. Cement nnd plaster requirements are so stupendous, the structure being entirely fireproof, that the representative of the contractor In charge hesitated to make an estimate.

Of the 116,000,000 Investment one. eighth or more of the sum will go Into equipment tho contracts for whicn nave all been out for some time. The Commodore, which will botwentv-slx stories occupies the Fquare block bounded by Forty-second and l-ort-thlrd streets, Lexington avenue and De- HEAT. ESTATE AT At'CTION. MASPETH RIDGEW00D Positive Auction LABOR DAY MONDAY, SEPT.

2 At on I'renlwi, Riln er Shine. I'uder Capaclou Te'nt, 182 Maspeth LOTS Grand Flushing Fresh Pond Maspeth Ave. and Clermont Ave, Tbe ahore t.trectn being among the more Important In tlie Borouch of Qneeat. 3 GREAT TROLLEY LINES Converge at the Property Vis The GRAND ST line from Will tamatrartc Bridie: the FLU.sniNO AV tine rrom tre iirooaiyn Jinase. ana ine rrcn Pond eitennlnu of the Mrrtle ar.

tslerated Tne property ta alio within 3 hlork of tbe Ilortlenir. trolley tu Ijodk Iiland City The manea are waltlnc for a chance lo locate on tnia property, and remember that the maun irate ruuaa. Lota 'nay tie paid for In Monthly Instalments or "lth 3 dlarotiDt for all cash, or on purctiaaea or Jl.ow ana over may re main on mortrsce. AIJ, T1TI.KS INSURED TO PER CHASERS WITHOUT EXPENAB TO mm this Tit 1a ntiarnntMT. anil Truat Cn.

Ulnatraieil maua and further particulars from EDWARD vr. cox, Matpetb av oppotlte tho property, or JERE JOHNSON JR. IlKAX. ESTATE AUCTIONEERS, fluiliwn airaMlaieit ISM, 193 Montague Street, Brooklyn TO LET FOR DUSINESS I'UUroBEH. BROADWAY BUILDING 35,000 sq.

ft. FOR RENT Possession February 1, 1919 Rent $9,000 net CHAS. F. NOYES CO. 92 Wiltirm St.

Tel. 2000 Jchn CI to ISO: lO.atorv bullillnr 110 Weat 40th Itoom KOi. COHSUIl OFICK. IS wlmlowa. nv.rl.wtk.

Ing llrymit Park. 110 W. toth HOI BALE OH BENT. FACTORIES EVEItrtVIIKRR. vunion at, Robert A.

Stoatenbnrib, Newark. U. UNCOMMON 0 HOTEL pew place, a plot 275x208 feet. The estimated coat of the completed iiulldlnir la In excess of $15,000,000. In this hotel will bo 2,000 each with a bath ami a ball room and banquvt hall, the Unrest In the world, measuring 274x90 feet, with nftwlx boxes.

Jt will accommodate comfortably between 2,000 and J. 000 people. It la estimated that over 5,000,000 meals will bo nerved to moro than 1,000,000 fruestn during the first ear. To accommodate these patrons the Commodoro Interest havo jrlven the ireatcst silverware contract ever iwaidol. Involving.

169.000 pieces of silver at a cost of J256.O0O. Tho slro of the orders placed for china ware, linen, beds, carpets and 00 forth, are commcn-mrate with the slie of the hotel. Vhlle tho public and real estate men might be surprised by the irreatneia of ine two project, they are undoubtedly interested In the bulldlns accomplish- merits. "It will therefore btf Interesting to note that In an effort to obtain some of the necessary bulldln; materiel unusual methods were pursued. For ln-tareco rlvcta were a necessity, the Fuller Company arranged to have a series of packages, welshlnc 100 pounds, sent by.

parcel pot This emergency ceased when the last steel girder tvns placed In the buildlnR a week or t.o ano. Uut there wcro other contingencies which had to be nu-t, and anticipation plavcd a greut part In the ability of the contractors to proceed laita their work. Steel which had been rolled nnd fabricated at the mills waa held up by congestion and embargoes between the shipping point and Its destination. 'WlreB were Iwpt humming In an effort to get these necessary supplies. Quantities of material were located at various points along the route.

In some instances the cars were sidetracked when the potvlbll-Itles of getting them through were found to be nil and automobile trucks were despatched to the sidings to bring tlfe needed materials to the Jobs. These tiauia were made ns far ns 150 miles from New York. In other cases, where It was not possible to make delivering Imore direct, steel was transferred to oargea and brought North Itiver piers, whence It was carted to the hotel. Large quantities of material now going Into the structures were shipped before tho embargoes became effective and labor waa transported here to dress It. This Is particularly true of the lime REAL ESTATE AT AUCTION.

The War Tide Has Turned America Has Done the Turning and NoOneDoubts What the Result Will Be Real Estate Is at Rock Bottom and nothing will split the rock and let prices drop out of sight like the Liquidation Sale 400 Fully Improved Lots and 5 Handsome Dwellings Manhattan Beach Could anyono imagine a greater opportunity to make money than to pick up the best New York City fully improved Ocean Front property at the Sacrifice Prices of the forced Absolute Auction Saturday, August 31 Sale Will-Be Held at 2:30 P. M. on the Premises Rain or Shine. Title Policies Free. Unusually Liberal Terms.

Mortig or 10 on Day of Hale, Balance 2 a Month. Bookmap on Bequtit. nmon Jieaen rrom Brooklyn nrldae. Ohjnge at Sheepahoad llay atstton for 31 NftSSftU Street Manhattan Utorh car or take Ocean Avu. tro.

ley to Hheepahead Uay and walk across bridge. Telephone Cortlandt 744 TV JtKAL ESTATE. i BEAL MsTATNEW EX PLAN p. H.S Business Property sight tn new york these days, steel skeleton COMMODORE WHICH HAS JUST BEEN COMPLETED. stone used on the Commodore, much of which waa dressed tn a stone yard In rang Island City.

waa found necessary In some cases to pay premiums to get both material and labor, but the race for completion had become to Intense that these were readily paid. The estimated cost, however, haa been exceeded as a result. The difficulties which were foreshadowed In securing building materials caused the promoters of the hotels, at Statler and James- P. A. O'Conor of thi I'enn'vlvanla and John McE.

Bowman and ilco-ge Sweeney of the Commodore, to make preparations far In advance. Contracts for equipment were made moro than a year before the orlgl-al date of the opening of the hotels, wh.ch have since been delayed more th't Hiv months. The finished products were brought and stored or fnun the manufacturers and placed In warehouses, where they can be eoxlly obtained. The Commodore Interests have kept two miliar running to capacity In Belfast. Ireland, turning out linen which tins been brought here and stored.

The same applies to the supply of linen for the Pennsylvania, which has been on hand more than a year. Carpets and rugs' were manufactured and brought here lontr ago nnd are now belr.gr made up to meet the measurements of the room. The whole process of the building of the two hotels has been one of generalship efforts to outguess the probabilities of a declaration of war, and the managers seem to have won the contest. Energy "and endeavor have been worked up to their highest pitch In the erection of the Pennsylvania and Commodore hotels. DEMAND FOR TRADE SPACE.

Many Firms Take Vevr Quarter Thrntiahnnt the City. rtoenthal Company haa leased spare to Itoth Sachs at lis and 120 Fifth avenue; to Max Klrschman at 1213 Hroadway; to the Pioneer Ladles Oar-ment Company at 6 and 8 West Thlrtv-seennd trect: to the Kehlllah Society and the Federation of Jewish, Philanthropic Societies at 114 and 118 Fifth avenue; for tho Crulkshank Company, agents, at 244 Fifth avenue, to the When Store Company; to Plncua A REAL ESTATE AT AUCTION. Auctioneer. Beautiful Katatea and Farma In tbe'Berk. hires; also Farma In nve (States: tend foe -tuloauea.

I), u. COHStU, CO, Great Uarrliif ton, alaas. smwM. vow HOTEL PENNSYLVANIA SHOWING 7th AVENUE SECTION ENCLOSED Herschkowltz at 31 and 33 West Thirty-first street to the Loeser-Atislander Company at 131 and J37 West Thirty-fifth street; to Jane Roener at 23 West Forty-fifth street; to Oeorgre Jacobson at 48 and West Twenty-fifth Btrcnt; to Bamuel Oerst at 6 and 8 West Thirty-second street to the Monarch Dress Company at 11 arid 13 East Twenty-slxth street, through to 10 and 12 Kast Twenty-seventh street, and to the Crown Underwear Company at 12 West Thirty-first, street. Henry llof has leased the store at C9S Second avenue to Jacob Mast; also store at GS3 Third avenue to Jacob Metsli.

FIND SUITES HKXTRD. Pease KHIman havo rented apartments at 310 Park avenue to Anson Hard: at 44 West Tenth street to (Tertrude Harder and to James Masterman at 665 Park avenue to WBSTCREHTKB RKAI, ESTATE. 736c WeefiZu vuguunceea SCARSDALE Eight room Houee. frsmn and ahlmla; plot lOOxtOO; any terms. NEPPERHAN HEIGHTS Nw seven ronm Houp.

12, 00 cR)i. A Home that has ben nationally quoted rm arehltecttir-ally mtrttorlous. PEEKSKILL An attractive, modern House cf seven rooma for rent, 140. occupancy September Id WHITE PLAINS filx room Cottace. available October I.

Plain and amall. but substantial; 1600 cash. Every rroperty offered In this apace la truaranteed to he worth more than the price for whlrli It may be secured. Robert E. Farley Organization, 13 East 44th N.

Y. City. VOXO ISLAND REAL ESTATE FOR SALi; Stucco itnd half timbered; living room, -dininR room, kitchen, butler's pantry, seven bedrooms and three baths; corner plot, 30x146; in the Near In North Shore Hills. Hnlf hour from Pennsylvania Station by electric trains. Can be bounht at $14,500.

House extra well built. Moro land adjoining can bo purcnasea. Little Neck Office, Jack-aon Ave. and Utile Neck ltoad. Tel.

3886 2SO BROADWAY, N. lUyalde. Cultl. it'lui. BEAI, ESTATE FPU SALE kEW GARDENS Ito rough of Queen.

File MTnutei WuIU to Lone Ialand It. It. Muilnn. Peven room atucco Houses on Lrferls a between St. Jobn at, and Queena Iloulerard all modern Improvement, Including ttenm hent, electric light, hardwood and parquet floors; ready for occupancy, must bs aeen to be appreciated', price 16,500.

IIEUDOItl'-REALTY INC, 401 lifayette New Yorfc city. Tel. Spring 7S81 AT BEAUTIFUL FLUSHING Must sacrifice 4 elegnntly located worth about 15.000. will sell for oou I need ISOO cash; balance to suit; will make beautiful noma tile. Boa 181 Sun orii.

1 MODKltN HUME. raomi'amt Tiaiii. evary improvement, large plat, ripuriun rlohts, rolllnB rountryi -7 minutes am. $1,000 eaah: balance arrnnged SiTUi'HKN-SON, 161 V. S4th 4365 (iriuley I NEW YOIIK REAL.

ESTATE FOK f.U.K. TO eloso out lulckly, ay terms, l.uiu-nm loratlon, Inrgn fuur ptury Prick bullil-Inc. store, handaomo market, rented: 8-C room upartmenta. Improvements, two atreeta; 8 room houxe, river view, furnished, unfurnished. Improvement near ferries, New York bouts, Erie tran.s KESSLEH, JT Burd st Nyaek-on Hua-on.

X. Y. REAL ESTATE. CHAS. NOYE1 CO Ileal nutate William M.

Tel. John 1009. BSVaia wWellS? nnni 527 5 AV. Nearby Connecticut Properties. Inauraaee.

JIEAI. ET.TL FOR KAI.K OK HEM'. FOR tale, fnr rent. J60, nn.in.-, 5 baths: outdoor eating, alttcpliis most beautiful spot within commuting instance FHEO MARTIN, 15 Uroad. iliv, Pdons New Dorp HSl.

Li. ffirifiiraaT Hcmy W. J. Hucknell at 860 Park mo nue to Mrs. Sidney W'helaii at 4 We'-riftleth street to Dr.

W. II. Cnle-. 103 East Seven ty-nfth street to Mm Kdward lnarnhain; nt 31 Wept Kit' elshth Htreet to John 7.. Mlddleton.

and at 138 Kast Thlrty-tljcth street to Mi Wlllard Parker. Jr. Horses to Conserve on Clint! Illct. Special Corretptindenve io Tht. IjNnoN, Aujr.

3. The Hoard of a haa Isitied an order that all chaff to horsen shall contain not lesi i third straw, Hnd also that no haj f-h' he fed unless It 1h llrst comerted eo chaff. NEWjlEItbKV KKAKSTATE Foil s.M.E, IT IS CHEAPER TO BUY NOW THANlO RENT-SAVE RENT BY BUYING. Iit-hI. I'ihts.

Moll ittin chiircti-, srhfMiU. t.ny rommtitat espr roa-dy for lmnunltait' ccviipm. it.nt or flowers snd 0O ft tleation mV yxar-rriiiiul rllniate. ftirtl-Smith 14J l'l Urooklyn. Tl IVo, THAT SUBURBAN HOML lll bo doubly 'itlsfartory an inn.

lili'nt If till' ll' In to the proper! sunil Wu l-r no title liiMir.ini llenii" Kocl.l.nul rol send fur NORTH JERSEY TITLE INSURANCKIO II Send for lloiwn t'otmt Mat) MONTCLA'IR i 510,000. On the outh ld. Irtppfttry brlk teiUlpnco kooi! vi rentr hnll. lat(r- ILIiik room, fining tiled kltchi n. iMroriir i porch.

h11 InU'rlur uumWork .1 oal; ftjorn throughout, copper 1 -t 'Butters). r-onnriiiMon of tin. nM -k 1 lnterltr tlnUh tuth us only fmind tlnt-st homea: moat select krv 'lenient to LaLkttWAnna. MLULk. If Liu kawanna, Montclalr (New Jeney GENTLEMAN'S FARM 3 acres, nvnimutins tlitnriro fri -i.

York, FtQadint; Hv 2 mlUn ff i liiKh Houthrn nlopf. L. we I unit cold spring vJt uudtT p' rooms untl bath, fm curuMt''u, port, boa, tinn1u coin an 1 nn.t in ruMr, Lam i FUmilliT, to 1VM Ait WATEK iiivroitic tv.vriiit ywicii. CllulC" ImllilltJK Klttb nil Iht 1, thH plLturesiliit' b'hn Itt the tumour. WdUT Wlli li Hill easy term, i.irvfullj tostrl- UmI iar.

butfln. ftf tutli.nit I Kurnirdl.Ml eott.iK' l-t I WATEK MI It'll tl-A. E. Dennett, fcnle AKeut, Water l'i AT A tl!) A It I (5 KNTL.BM AN'H C'Ot'NTItY T1IK HILLS OI- NUItTilKIl.N Jt II ACItUc, It ItDCl.M I. llQUAI.l.I.N'ii II AND OAltAliK.

IXIM.UI'TINU MM I'Oll UKTAILH. it. W. MIAW, CI.U'F LAKL. OK PilUM Vtot.

i NtSL'AL homes In an x. vp'to i new hollies Ln rft.irl tt tl i.l ii I ly day nolle, to Ij.ouk, uro bulldel.i and lulnhM' il' tin years, over .00 bujurH fm 1 1'leaae InrestlKite. ITU-SI I. I til i' llock. N.

J. ll.a, HAM III. I N't: bunK.ilou. a hlKh knoll u.U Ix-autlfully Rrounda, 7 rooiiu, hnllt, Iti'tf' unrrhej. flrenl-fa, tilKh.

ht.iltlif K'tlier ilellKhtfiil find only hour ijt MHhwuh. NEW 7-room uhlto Culonnl beautiful minutes' wall, oi wood stntlon; for Imtiifillnte e.ii. U'uvlnt; llust. Apply -0 Xlua. Maplwntnt HAHOAIN-il rui'iin, bath.

More Ini ri. ur.i-, ho.i on-li easy ierni. tiiuin rn.il Almry Pi 1 w.muI: tea iooni lni.tu--. .1 HKOKIil.W ItLAI. Kilt -M' TWO-FAMILY HOUSE A REAL BARGAIN.

Sii 30, tStuvri4t km in tn at UrocVt'Vli I I't tpllU't. jiu .1 I'. fi-nnl in lrt 1 tirutltn i. r'ini nil'! hvn tn lrt 'n ro nm iii i i i p.i i. r.iih 1 1 1 1 t'i rtiM.iiti'ii Muiti'b in-iitim rinji jn Htil mi' rt'Si i tn ii I ir litMpi KOIIKItT Will.

I I. W. Hi i st I.M, ti HOICOl'till UK lUtUMtlNU I on 1 Till! lillKAT -T fU.nHiil'. iwnm.ni'ltiu P' if liolf li'irb 'i it hln 7 nut ii li, ut'j at Manli4.1t.u1, ii. J'i itiiuilnc ihrnut()i rc.tr -t i 10 riiotiiM.

l.it!i, na tir jp.t-.oil Until, tMinmv, Itir. tn wiii'mm in Ktiod 'M nV fl' onu. sui.t. IMil lli.ti"- ttorv Sn lliltl j. i i i.