HJ
324.2
A 599777
89 PRACTICAL METHODS
FOR
APPRAISING
LANDS, BUILDINGS
AND IMPROVĖMENTS
BY
GEORGE J. CRAIGEN,
ASSISTANT CHIEF DEPUTY
DEPARTMENT OF TAXES AND ASSESSMENTS,
CITY OF NEW YORK.
ILLUSTRATED
A

ARTES
LIBRARY
1837
SCIENTIA
VERITAS
OF THE
UNIVERSITY OF MICHIGAN
E. PLURIBUS UNUM
TUE BOR
SQUAERIS PENINSULAM AMOENAM
CIRCUMSPICE
!
H J
3324.2
.C89
PRACTICAL
FOR
METHODS
APPRAISING
LANDS, BUILDINGS
AND IMPROVEMENTS
BY
GEORGE J. CRAIGEN,
ASSISTANT CHIEF DEPUTY
DEPARTMENT OF TAXES AND ASSESSMENTS,
CITY OF NEW YORK.
ILLUSTRATED WITH OVER 100 TYPES OF BUILDINGS.
NCLUDING rules and tables for estimating the value
of irregular parcels of land, together with detailed in-
formation of cost of over ICO buildings, and the value of
parts of same.
Rules for computing the value of buildings in course
of erection are also given, with details of the cost of frame,
brick, concrete and steel buildings.
Also a detailed description of the operation of the
system in use in the Department of Taxes and Assessments
of the City of New York.
COPYRIGHT, 1911
BY
GEORGE J. CRAIGEN,
Introduction.
N presenting this book, I desire to thank the Hon.
Lawson Purdy, President of the Department of
Taxes and Assessments, of the City of New York, for
many valuable suggestions. I also desire to thank Mr.
Frank J. Bell, Chief Deputy of the above Department,
whose twenty-five years' experience in that position, en-
abled him to place at the disposal of the writer much
valuable information. To Mr. John A. R. Duntze, Clerk
to the Executive Bureau, my thanks are due for the many
photos and diagrams from which this book has been
illustrated. In addition, the writer's connection with the
same Department, covering a period of more than twelve
years, together with the fact that many of the buildings.
shown herein were erected by the firm of which he was the
practical head for more than twenty years, should indi-
cate an experience enabling him to present the various
subjects to the reader in an intelligent and practical
manner.
In submitting the methods for estimating the value
of lands, buildings and improvements, it is not to be ex-
pected that the information or computations contained
therein, will be altogether new to every reader. But, to
paraphrase Lincoln,
Some of the readers may know all the facts,
All of the readers may know some of the facts,
But not all the readers know all the facts.
Therefore, if any reader, however well informed,
should find some stray bit of information or suggestion,
which would in any way assist him in arriving at a more
accurate or speedy solution of the difficult problems of
real estate values, then the object for which this book
has been compiled and published, will have been accom-
plished.
227778
GEORGE J. CRAIGEN.
Land Values.
it may be useful to refer.
N taking up the subject of Land Values, there
are several aspects of real estate values to which
In considering the value of a
piece of property it would be well to see if there were
any other interests to consider, outside the actual value
of the real estate. For instance, a
For instance, a man purchased a
property, for a certain business, and soon found that,
owing to certain legal and geographical reasons, no
business of a similar kind could be established within
one-quarter of a mile. This fact caused some one to offer
more than $65,000 for a property which the owner had
purchased only five years before for $40,000. There had
been some increase in the value of the land on which
this business was located, but this did not amount to
more than ten per cent. of the increase which was offered
and refused.
Or, in the case of a tenant in a newly developed
section of a city, who grows up with the neighborhood
and establishes a business, often after much hard work
for little reward, only to find that some envious or wealthy
rival has purchased the property by paying a much higher
price than the real estate was worth, in order to secure
the business. Again, if the owner of a property converts.
it to uses other than that of his neighbors and thereby
increases its productiveness, its intrinsic value has not
increased, but, in selling, the owner would feel that he
was entitled to some reward for his ingenuity and enter-
prise, and this would bring about an inflation of the price
asked for the property.
Then, again, it may be well to consider how far the
misleading statements of the so-called "development"
companies affect the judgment of real estate appraisers,
1
as to the real value of contiguous properties. It fre-
quently happens that land companies purchase, lay out,
and improve large tracts of land. They cut streets, lay
cement side-walks of the kind known as "buttered," and
after erecting an office of attractive appearance, planting
a few shrubs or flowers, and building a couple of brick
piers at the corners of one of the proposed streets, they
are ready for business.
Glowing accounts are largely advertised of the
vast fortunes that have been made from real estate,
together with pictures of beautiful shady roads, having
handsome residences along each side, and, of course,
the inevitable automobiles and carriages, in order to
show that it is a high class neighborhood. How-
ever, they are careful to state that the view is with-
in five minutes ride of their property, and it is only
necessary to find out how far you can ride in that time,
to give an idea as to what bearing the picture has on the
property offered for sale. Full page "ads" in the month-
ly magazines, which circulate all over the country, bring
buyers from every state, who send on their few dollars so
that they may become the owners of New York real
estate. The prices of these properties are often two or
three times their actual value, and at these prices the
purchaser has discounted all advance in value that might
be likely to occur within the next ten years. Of course,
the Company guarantees that the value of the lots will
advance twenty-five per cent. or more within one year,
and to make good, they have only to raise the price on
their own books to justify them in issuing a circular to
the buyer in which they show him how rich he is be-
coming, and urging him to take part in the next develop-
ment, of which a price list and more pictures are enclosed.
After many years of patient saving and self-denial
the purchaser finds that he cannot realize much more
than fifty per cent. of his payments for the property, and
another is added to the list of disappointed real estate
2
investors. In some companies, if the victim is fortunate
enough to die, then the relatives are presented with a free
deed to the property, but the mortality tables of insurance.
companies will show how small a risk is taken, while the
lapses of those who have paid in various amounts and
then stop, would more than pay any such liability. It
seems that buying real estate under these conditions,
which has been aptly described as binding you to pay
"a dollar a week for the term of your natural life and
your heirs and successors for ever" is not conducive to
the growth of population, or increase in building develop-
ment. The appraiser has, therefore, to form an opinion as
to how much of the price asked for such properties is
really represented by value, and what part of it is the
advertising and other charges. A recent case, to which
my attention was directed, was that of a gentleman in
Oregon who had purchased two lots from one of the large
development companies in 1904, and now wishes to sell.
He advertised in a New York paper, and a near friend
of the writer answered the "ad" asking for location and
price. He received a five-page letter repeating all the
beautiful stories which he had been told by the develop-
ment company, even to the historical incident of the
Indians selling New York for $24. After calling at-
tention to the increase in value of New York City
amounting to three billion dollars in 240 years, and
quoting the assessed valuation of nearly seven billions
for 1909, he offered his two lots, for which he had agreed
to pay $800 each, and which the company, from whom he
bought, had assured him had increased to $1,300 each,
for about the same price that he paid for them. These
lots are not worth to-day more than seventy per cent.
of his purchase price, and any advance in value only
exists in the imagination of the buyer.
For the foregoing reasons, it is evident that the ap-
praiser must inquire into each case with a view to as-
certaining the value of the real estate, and the amount
to be credited to other causes.
3
The system of condemnation of property for public
use is also a fruitful source of error in judgment if the
appraiser relies on the amount paid, without considering
all the conditions surrounding the case, and the writer is
of the opinion that it would be well to publish the values
placed on the various properties by so-called experts, in
order that the public should know how much reliance is
to be placed on their knowledge and judgment.
In estimating the value of land, the first element
to consider is location, because the desire of some per-
son to acquire a particular piece of property is due to
the location, more than to any other cause. It is loca-
tion that makes a 25 x 100 corner lot on Broadway and
Wall Street worth $1,000,000, while a lot of the same
size in the remote parts of Brooklyn, Queens or Staten
Island, less than ten miles distant, would not be worth
$100.
The element next in order would be its size, for it
might be well located, but so small or of such a shape
as to be almost worthless for the purposes of improve-
ment, and only derive its value from the fact that the
possession of it would enable an adjoining owner to
complete a frontage, or round out a piece of property
which seemed incomplete.
The nature of the ground would next attract atten-
tion, for an important factor would be the cost of ex-
cavating and otherwise preparing this site for the erec-
tion of a building suitable to its value and size. The
kind of material to be excavated would, of course, de-
termine the cost, for, while sand can be handled cheaply,
and in many cases would be used, in the erection of the
building, the cost of excavating gravel, clay, or rock,
would be greater. Also, if the ground was of a soft or
marshy nature, or of such a character that it would re-
quire piling to secure a good foundation, then these
facts would all have a bearing on its value.
The value of the property for manufacturing or
4
storage purposes would depend on its proximity to
railroads or other shipping facilities, such as water-
front, etc.
Water-front properties are more or less valuable
according to their location, size, availability, depth of
water, proximity to railroads, bridges and ferries, or
other means of communication between one section of
the city and another, and other conditions, such as the
amount to be expended to make them suitable for
the purposes intended. The question of dredging is
also an important factor in the value of water-front
property, for it is evident that the possession of sufficient
upland for the erection of the necessary buildings, on
good foundations, with the adjoining land under water,
in such condition as to be readily available for the dock-
ing of vessels, is the most desirable of all water-front
conditions. On the other hand, the property which
consists of a small amount of upland and long shallow
stretches of land under water, is less desirable, for the
reason that nearly all of the buildings will require pile
foundations, and long piers will be necessary to reach
deep water, or else large quantities of bulkheading and
dredging must be done to bring the water inshore.
Even if the latter method be adopted, there is always
the danger of the slip or channel filling up, and the at-
tendant cost of again dredging it out. Changing con-
ditions of commerce have brought about a situation in
which longer vessels and still longer vessels have be-
come the rule, so that the piers of 15 to 20 years ago,
are no longer available for modern shipping. There-
fore, longer piers are required, and where the property
fronts on a river which will scarcely allow of any ex-
tension of the pier head line beyond the present limits,
nothing remains but to excavate upland at the shore.
end of the pier, if such a condition exists which will
permit it. If this is not feasible, then the removal of
business is next in order, and this is likely to create a
5
10
demand for the large shallow water properties described
above, where it is a question of cost, only, to bring about
the desired result. From these causes there is a future
of ever increasing values for the shore properties with
large areas, and there will be a corresponding lack of
increase in the value of properties whose areas are re-
stricted.
Where the nature of the land is such that it has a
value beyond that of cultivation or development, owing
to deposits of clay, or any other raw material, then the
quality and quantity of such raw material would have a
very distinct bearing on the value of the land. The
railroad or water facilities would be very important in
this connection, for the material would be valueless if,
when manufactured, it could not be marketed at a price
which would make it profitable to handle.
Farm lands should be valued in such a way as to
show their frontage value on the several roads on which
they face, for it is certain that no one would sell the front
150 feet around his farm (supposing that it was bounded
by roads) for any such sum as the acreage price would
seem to warrant. Then, again, the development of build-
ing operations may extend to the opposite side of the
road on which one side of the farm fronts, and, if so,
there would be an immediate increase in the value of the
property on that side. Therefore, the appraisal should
give the interior and exterior values separate.
The foot-front method of valueing land is, in general,
the safest and surest way and easiest of comparison, for,
while the square foot method may be useful in the
sections where area is more requisite than frontage, it is
only in such cases that it is desirable. Taking the unit
of a foot front by 100 feet deep, at a given price, we next
have to consider how to arrive at the value of a foot front
of greater or lesser depth than 100 feet. For this purpose
several tables have been formulated and have been in use
for many years; for instance, the Hoffman rule" was
((
6
published by Judge Murray Hoffman in 1866. The rule
just mentioned gives a value of 37%2% to the first 25 feet
from front to rear, and 29%% to the next 25 feet, 20%%
to the third 25 feet, and 12% to the last, or rear, 25 feet.
Other tables give more value to the first 25 feet, the
average of several being 43%, following this with 24%,
19% and 14%.
II. 70.
Still another table gives 47.90, 24.60, 15.80 and
And the Neill table, which is commonly used in
New York City, gives a value to each foot, from front to
rear, to a depth of 100 feet. There can never be a table
which can be applied universally, for the reason that the
front 25 feet on a fine business thoroughfare, must always
be of a larger proportionate value than the 25 feet in
front of a residential property. But the following rule is a
quick method of placing a value up to 200 feet in depth,
and for all purposes (except business properties) will be
found very handy. Where 100 feet in depth is worth a
given price, take for each 25 feet from front to rear
40%, 30%, 20%, 10%, 9%, 8%, 7% and 6%, total 130% for
a lot 200 feet deep.
In order to show the application of this rule I have
compiled a table, giving the value of each foot in depth
to 125 feet, and thereafter for every 5 feet to a depth of
200 feet.
By referring to the Block Map and Record Book,
which will be found at the back of the book, it will be
easy to see how the following tables are applied. Lots
3 and 4 are 75 feet deep, and the table shows that the
value for this depth is 90% of the 100 foot value, which
is $100 per foot front.
Lot 5 is valued at $3,500 for the part which is of
full depth, and in addition is charged with the value of
40 feet in the rear of lots 3 and 4, at 10% of the full
value, amounting to $400, thus making the total value.
of the lot $3,900.
-7
.
Table Demonstrating Foregoing Rule
25 X
I
$ 20.00
25
X 36
$543 00
25
X
25
25
X X
+ 3 N
2
39.00
25
X
37
555.00
58 00
25
76.00
25
25
X
5
94 00
25
X X X
38
567.00
39
579.00
40
591.00
25
X
6
III.00
25
25
است
X
7
128.00
25
X X
41
603.00
42
614.00
25
X
8
145.00
25
X
43
625.00
25
X
9
162.00
25
X
44
636.00
25
X
ΙΟ
178.00
25
X 45
647.00
25
X
I I
194.00
25
X
46
658.00
25
X 12
210.00
25
X
47
669 00
25 X
13
226.00
25
X
48
680.00
25 X
14
241.00
25
X
49
690.00
25
X
15
256.00
25
X
50
700.00
25 X 16
271.00
25
X
5T
710.00
25 X 17
286.00
25
25 X 18
301.00
25
25 X
19
316.00
25
25 X 20
330.00
25
10 10 IC In
X
52
720.00
X
53
730.00
X
54
740.00
X
55
749.00
25 X 21
344 00
25
X
56
758.00
25 X 22
358.00
25 X 57
767.00
25
X 23
372.00
25
X
58
776.00
25
X
24
386.00
25
X
59
785.00
25
X
25
400 00
25
X
60
794.00
25
اسنٹر
X
26
414.00
25
X
61
802 v0
25
پسند
X
27
428.00
25
X 62
810.00
25
X
28
441.00
25
X
63
818.00
25
X 29
454.00
25
X 64
826 00
25
X
25
X
25
میٹر
X
W w w
30
467.00
25
X
65
834.00
31
480.00
25
X 66
841.00
32
493.00
25
X 67
848 00
25
25
25
ال الله
پیشہ پسینو پسینہ
X
33
506 00
25
X
پیشہ
68
855.00
X
34
519.00
25
X
69
862.00
X 35
531.00
25
X
70
869.00
8
25
x
71
$ 876.00
25
X 106
$1022.65
25
x
72
882.00
25
X
107
1026.40
25
x
73
888.00
25
X
108
1030.15
25
x
74
894 00
25
X
109
1033.90
25
X
75
900.00
25
X IIO
1037.60
25
X
76
905.00
25
X
III
1041.30
25
X
77
909.60
25
X II2
1044.95
25 X 78
914.00
25
X
113
1048.60
25 X 79
918.20
25
X
114
1052.25
25 X 80
922.20
25
X
115
1055.85
25
X 81
926.20
25
X 116
1059.45
25
X
82
930.20
25
X 117
1063.00
25
X
83
934.20
25
X
118
1066.55
25 X
84
938.20
25
X
119
1070.05
25
X
85
25
X
86
56
942 20
25
946.10
25
پیتا پیٹو
X
I 20
1073.50
X
121
1076.90
25 X
87
950 00
25
X
I22
1080.25
25 X 88
953.90
25
X
123
1083.55
25
X
89
957.80
25
X
124
1086.80
25 X
90
961.70
25
X
125
1090.00
25
25
X X
91
965.60
25
X
130
1106.00
02
969.50
25
X
135
II22.00
25
X 93
973.40
25
X
140
1138.00
25
X
94
977.20
25
X
145
1154.00
25 X
95
981.00
25
X
150
1170.00
25
25
X
میرے پیٹو
X
96
984 80
25
97
988.60
25
X X
155
1184.00
x 160
1198.00
25 X
اینٹو
98
992.40
25
X
165
1212.00
25
25
25
X X X
99
996.20
25
X
170
1226.00
100
1000.00
25
X 175
I240.00
ΙΟΙ
1003.80
25
X
180
1252.00
25
X
102
1007.60
25
X 185
1264.00
25
X 103
IOII.40
25
X 190
1276.00
25 X
104
1015.15
25
X 195
1288.00
25 X 105
1018.90
25
X
200
1300.00
9
To show the inadequacy of any table to meet all
emergencies, the following case may be cited: A city
assessor was called upon to place a value on the land
located on a fine business street, where the lots varied
from 47 feet deep to 200 feet, without reaching the rear
of the lots on the back street. The front lots had a value
of $6,000 per foot front, and those on the back street
were worth $600 a foot, and in this case 55% was taken
as the value of the first 25 feet, 25% for the next, 15% the
3rd, and 5% for the 4th 25 feet, this being the rear of the
first 100 feet. From this point the decrease was at the
rate of 1% for each 25 feet in depth, and, applying
the 40, 30, 20, 10 rule to the rear lot, the values were
the same at the point 200 feet from the front, or, the rear
25 feet of each lot was considered of the same value.
The case quoted may be out of the ordinary, but the fact
that the figures were accepted by the owners of the
several properties at least assures us that they were
fairly accurate. See diagram.
OLD RESIDENTIAL
STREET
$600. Per Ft. Front
100 Ft deep

25'
#1
25'
40%
75'
75'
|-
30%
20%
10%
17
2%
3%
4%
30
5%
15%
90
96
25%
55%
75'
25
M
25'
$6000 Per Ft. front 100 Ft deep
STREET
FINE BUSINESS THOROUGHFARE
10
On page thirteen several diagrams are shown
for the purpose of illustrating methods of computing the
areas of irregular lots or surfaces.
FIG. 1. Represents a lot with sides at right angles to
front, but of different lengths. To find the
area, add the two sides together, divide their
sum by two and multiply by the width.
FIG. 2. Multiply half the sum of the front and rear lines
by the depth from front to rear.
FIG. 3. Represents a lot with sides and ends parallel, but
not at right angles to the front. Multiply
the depth at right angles by the width.
FIG. 4. To find the area of any lot having four or more
sides of varying lengths and angles. Divide
into the least number of triangles. Figure
the area of each triangle by method given for
Fig. 6, add their areas and the result will be
the area of the lot.
FIG. 5. The sides of this diagram form a right angle
triangle. To compute its area, multiply the
front by half the depth.
FIG. 6. Representing an irregular triangle where the
three sides are given.
Rule, add the three sides together and divide the
sum by 2. From the half sum subtract each
side separately. Multiply the half sum and
the three remainders continuously together.
The square root of the product will be the
Example: The sides of Fig. 6 are in
the proportions of 48, 37 and 19. 19+37 +48
area.
On page 11 the last two lines, after semi-
colon, should read as follows: "52x4x15×33
=102960.”
FIG. 7. Diagram of cylinder, such as tank, gasometer,
To find the cubic contents, multiply
etc.
the area of the base by the height.
FIG. 8. To find the area of a circle, multiply the square
of the diameter by .7854, or the square of the
radius by 3.1416. To find circumference
multiply diameter by 3.1416.
EQUIVALENTS.
208.7 feet by 208.
5.7
43,560 square feet
Acre
4,840
160
vards
rods
(C
chains
IO
320 rods
Mile
5280 feet
1760 yards
12

a
αι
AREAS
FIG. I.
FIG. 2.
e
1
C
1
t
#
I
1
ď
FIG. 5.
FIG. 4.
FIG. 6.
FIG. 7.
C
FIG. 3.
RADIUS
DIAMETER
FIG. 8.
13
Corner Values.
UCH has been written, and more has been said.
M about the value of corner lots, and their relation
to inside lots, than any other phase of real estate values.
In the opinion of the writer, no mechanical device or
mathematical system can determine the value of a corner,
even when the front and side street values are known1
and considered. Curves of value may be drawn (but
only after the points through which the curve has to
pass have been determined,) and are useful only for the
purpose of arriving at the value of the intermediate
points. Therefore, curves of value represent but the
opinions of their makers, as to the value of the several
points through which the curve is drawn.
In all cases,
the opinions expressed by others, whether it be in tables,
or curves, are entitled to consideration, and while they
may apply to some particular corner with a fair degree.
of accuracy, it is only in case of similar corners that they
are of any use, except by way of comparison. Then
again, the location of the property is the determining
factor as to its value, for where the corner is that of two
fine business thoroughfares, the excess in value over the
inside lots will be much greater than in the case of one
business street, with a residential side street of much
less value.
Corners similar to the first above mentioned, may be
worth twice as much as the inside lots on their best front-
age, or may (if the side street influence adds little or
nothing to the business) be only worth as much more as
the show windows, light and ventilation may be con-
sidered to be worth. In some sections, it is very hard to
induce the shopper to even go down the side street, but
14
as some kinds of business may require side entrances for
one purpose or another, so, the value of a corner is to be
determined, not by mathematical rules, but by the all-
important-fact of what some person will give for it.
As already stated, location is the great factor to con-
sider, for, if the corner is that of two residential streets, in
a built up section, it will be worth more than the inside
lots by just so much as the extra light and air are valued
at. Now, if the corner be that of two streets in a detached
residential neighborhood, where all dwellings are set in
plots of land giving ample light and ventilation, then the
corner value will be little or nothing above that of the
inside lots. But, in this connection, is it not worth
while to consider, if the increased assessments for local
improvements, such as opening, sewering, grading, pav-
ing, curbing and sidewalks, will not make this a high-
priced lot, even if the owner had purchased at the same
price per foot as his inside neighbor. Common usage,
has, in a measure, laid down a rule by which a corner,
with one business front, is considered to be worth fifty
per cent. more than an inside lot, but, it is evident, that
only a full consideration of the conditions, sales, rents
and other influences will enable the one making the ap-
praisal to arrive at a knowledge of all the facts, and
determine what value should be applied thereto.
"Corner influence" is another very catchy phrase,
and if only the mathematical side of the problem was to
be considered, the whole question might easily be capable
of solution, but facts are stubborn things, and we find,
that while the theorists may say that the influence of the
corner value affects the value of the two or three lots in-
side of it, the owners of these inside lots are prepared to
prove by sales, rents, or other means, that the theory is
all wrong, and that a value so established existed on
paper only. Here, once more, we are confronted with
the necessity of intelligent inquiry and judgment in
arriving at a value.
15
Ownership may change values, for the reason that
100 feet square in a desirable business section, is worth
more, if owned by one individual, than if in the hands
of four separate owners, who might each consider that
he held the key to a large business development, and de-
mand an exorbitant price for that portion of the desired
plot of which he was the owner. It seems, therefore, to
be perfectly just to consider the matter of plottage, for
which ten per cent. is usually allowed in New York,
while in some other cities fifteen per cent. is not con-
sidered too high.
The effect of change in ownership may be demon-
strated by drawing a diagonal line from the front corner
of an inside lot to the opposite rear corner. We now
have one parcel with all the front, and diminishing to
nothing at the rear, and the other half without any front-
age whatever. It is, therefore, evident that the value of
the whole has been reduced by this division, as the lot
without frontage would only be of doubtful value, while
the front lot would be much reduced in proportion.
It is, therefore, absolutely certain that the most suc-
cessful real estate appraiser is he who is the most diligent
and careful inquirer. Knowledge of the value of land
can only be acquired by patient and painstaking research,
and, therefore, any information on the subject should be
carefully recorded by some system by which it can readily
be referred to for future use. Card indexes are most
generally used in this connection, and by this means an
accumulation of valuable data is gradually obtained
which in after years fully repays the cost and labor of as-
quisition. Sales, both public and private, should be
carefully noted, together with records of mortgages,
leases, rents and any other facts, which would assist in
arriving at the value of the property under consideration.
16
B
Building Values.
EFORE considering the value of the buildings shown
in the following illustrations, the writer desires to
call attention to the fact that in the City of New York,
the Deputy Tax Commissioners engaged in assessing real
estate, have to proceed very rapidly with the actual
work of appraising buildings. The average number of
parcels of property per Deputy is 8,000; the number of
days allowed in the field are about 68, and working 8
hours a day, makes an average of about 4 minutes for
each parcel, and if there is a building in addition to the
land, it is easy to see what little opportunity the Deputy
has to fully consider such a proposition. It is, therefore,
not surprising that there are so many errors, but rather
a wonder that there are so few.
The following differences in estimates, where the
builders had the plans and specifications, and ample time
to arrive at the actual cost of the labor and materials
required, show very clearly that, when expert builders
differ so much, the work of the Deputy displays careful
and intelligent judgment of the information upon which
he must act so hurriedly:
Estimate (on 10 story
Lowest Highest Diff'ence %
steel frame, bldg) $462,000 $547,000 $85,000 18½
Estimate
(6 bids on one bldg
90,000
125,000
35,000 38%
Estimate
(5 bids on one bldg
10,000
14,000
4,000 40
Estimate (6 bids on
Church extension)
48,000
60,000
12,000 25
Estimate
(14 bids on one bldg
34,419
54,000
19,581 56%
17

The wagon shed above is a type of common 1-story building
to be found anywhere, and is in the same class as sheds and shops,
and is generally set on posts. To estimate quickly the value of
one of these buildings, add the square feet of the sides, ends and
roof together, and figure the total at roc. per square foot, and the
result will be very close to the actual cost.
If there is a floor in the building take the square feet and esti-
mate at the same price, viz.: 10c. per square foot.
Example-a 1-story carpenter's shop 20x40 set on posts, with
4x6 sill, 2x8 beams, covered with N. C. flooring, walls 2x4, studs
covered with novelty siding, the roof of 2x4 trussed rafters with N. C.
roof board, and covered with 2 ply roofing.
Actual cost $300. At 1oc. per square foot, as per rule above,
$297, or $37 c. per square foot for ground covered.
18


The building at
left of picture is a
boat house, set on
the meadows along
the edge of a creek
running in from
the Bay, and is
about 28x28, two
stories high, the in-
terior of which is
quite unfinished,
the whole building
being intended for
summer use only.
It cost to build a
little over $600, or
about 50c. per foot
of floor space.
It can be esti-
mated by the
method explained
(under wagon
sheds, etc.) with
the addition for windows, doors, columns and shingle roofs.
If ceiled inside add 5c. per square foot for each covering, it being
understood that all partitions are to be estimated at same price
as outside walls.
19

XXX
Barns similar to the one above are mostly found on the unde-
veloped properties in the suburbs, and are worth 50c to 75c per square
foot for the ground covered. Many of these buildings are quite old,
and due allowance should be made for age and condition.
The office shown below is a common type in the suburban districts,
and is usually set on posts.
The inside finish is generally of varnished wood.
They cost about $1 30 per square foot for the ground covered,
measured over the largest dimensions.
REAL ESTATE
L.ORISSLER & CO.
20

These old 1-story frame buildings are located mostly in the subur-
ban sections of what were the old county towns, and are being held,
generally, for the increase which is expected to justify the owner in de-
molishing the building and replacing it with a modern structure. Worth
75c. per square foot. $1.25 with cellar.

LAGER
GO STRAUSS BROTHERS MARKET
21

Type of old style one family house, generally without
improvements. Size 25 x 28 with 1-story extension,
worth $1.00 per square foot of floor space, if in reason-
ably good condition.
Old
double-flats,
frame
with
two families on a
floor. No improve-
ments. Worth
about 9oc per
square foot of floor
space.
This type
of building may be
in a poor condition
and the price would
vary accordingly.
22

FAMIL
floor, if in fair condition.
Old farm house, value 9oc. to $1.00 per square foot of each
Very old frame building on good business street.
In this case
the value is almost entirely in the 1st story and the land, and could
be considered as of very little more value than a 1-story building
of the same area.

23

TIT
This type of building is invariably so old that the question of
present value is difficult to determine, but as they contain some
modern improvements (which have been put in since the house was
built) and are generally occupied by the owner who keeps the
building in good repair, the factor of $1.10 to $1.25 per square foot
of floor space would appear reasonable.
For example: take a building 20 X 30, and figure the basement
and attic together as one story. This would give 20 x 30 x 3 stories,
or 1,800 square feet at $1.25, making a total of $2,250, which, in
the opinion of the writer, is correct.
24

Old style 3-story and basement frame, size 20x45
Cost when new about $1.30 per square foot of floor space, which
would show as follows:
20x45-900 square feet.
Multiply by 32 stories-3150 square feet.
Multiply by $1.30 per foot-$4,000. Assuming that they are 30
years old, allow 45% or
present value would be
---$1,800
-$1,800 for
for depreciation and the
----$2,200
-$2,200 or about 70 cts. per square
foot. See table for depreciation.
25

Type of cheap two-family detached frame houses, 20 x 47.
Contains 2 floors of 940 square feet.
Cost to construct $1.70 per square foot of floor space.
Type of 2-family semi-detached trame, flat roof. Two of these
are built on 40 feet and are 18 x 52 each, leaving a two foot passage
along the sideof each house.
They are worth $1.85 per foot for each floor.
26

3-story frame store and flats, with bath and kitchen improve-
ments, but no heating plant, worth $1.25 per square foot for each
floor, with 15c extra for corner.

11
Cheap 3-story frame flats (17 rooms), same improvements as
above. $1.20 per square foot, or about $210 per room.
27

Bungalow 21 x 22. 4 rooms and floored attic, with movable stair.
Post foundation, plaster board finish. Cost $2.15 per foot.
No. 3 is a very
much better type of
building, containing
6 rooms and bath. Its
area is about 800 feet
and is worth $3.00
per square foot.
No. 2 contains
about 600 square feet,
and is worth $2.25
per foot.
28

Cheap one-family frame house with 6 rooms and bath, Brick
foundation, plain trim and furnace heat, shingle roof but no attic.
Cost to build, $4.00 per foot for first floor area.
Better type
than above, has
more work on
piazza, bay win-
dow, etc., and 2
finished rooms
in attic. Cost
$4.50 per foot of
first floor area,
with the addi-
tion of 2 attic
rooms, at $45
each.
29

The houses shown on this page are covered with pressed brick
veneer up to the belt course. They contain all modern improve-
ments and are worth $4.75 per square foot to construct, with the
addition of
$47.00 for each
finished room in
attic. The brick
veneer is worth
about $2.00
more per lineal
foot around the
house than sid-
ing would cost.
30

Type of 1-family frame cottage, 18x40, with all improvements,
hardwood trim, steam heat, open fireplace, parquet floors in 2 rooms
of 1st floor, and electric light.
High-class, but small building, and too close together, being on
25 ft. lots.
Cost $5-20 per foot of first floor area, with $52 for each attic
room.
The efforts of various builders to present new or novel ideas,
sometimes induces them to build a first-class house on a small lot,
thereby making an improvement which is out of all proportion to
the value of the land, and for which they can rarely obtain what
the property cost them.
31

The upper cut shows type of cottage worth $5.25 per foot, with
$52 for each attic room.
The lower picture shows a more pretentious
house, but which has cellar only under part. This
is worth $6.00 per square foot with $60.00 for attic

rooms.
32


House with brick first story, worth about same value as the frame
uilding above.
Two-family detached frame, 24 x 52', has 2 separate
entrances, 2 steam plants, tiled vestibules, hardwood trim in
part, beam ceiling, Cost $5.50 per foot for 1st floor area,
with $55 per room in attic.

33

Type of large house for one family, built in good restricted
localities and contains 11 rooms.
Steam heat, electric light, hardwood trim and parquet flooring
on first floor.
Tiled bathroom and extra lavatories and toilet.
This house is worth $6.75 per foot with $67 for each attic
room.
The garage shown at right of picture is 12x15, and is built to
match the house in appearance.
It has electric light, water and concrete floor, and is worth $2.75
per foot for ground covered.
345

ات
High class one family frame cottage.
Size 29' x 44'.
This house has pressed brick foundation and piers, and cement
steps. The interior finish is of hardwood throughout with beani
ceiling, panelled wainscot, parquet floors, fine mantels and gas and
electric fixtures, 2 tiled bathrooms, hot water heat and every im-
provement. This is worth $7.75 per square foot, with $77.00 for each
attic room, of which there are four.
The cost of this house is therefore-
29 X 44 = 1276' @ $7.75
$9,889.00
4 rooms in attic @ 77.00 each
=
308.00
Total cost
$10,197
This was built by the writer's firm and was photographed August,
1910, while still unfinished. This is one of the houses which cost $.80
per square foot for labor.
35

Very fine large frame house for one family, in restricted
suburban section, where land is worth $175 to $200 per foot front,
by 100 feet deep.
This house is complete with every modern convenience, and is
practically a type of the highest class of frame house that can be
called commercial, or for which the owner could obtain the full
value if he desired to sell.
By this is meant that there is not anything in the house but what
is useful and necessary to complete a perfect home.
It cost $9.00 per square foot, with five attic rooms at $90 each;
size 34x44-
36

To estimate the value of the house shown in this cut, take the
square feet covered by the building on the first floor only, and figure
25c per foot for cellar, 5c per foot for each floor of beams in place, 5c
per foot for each story of frame work set up, and 5c per foot for each
story that is sheathed. Example:
Cellar -
3 stories of frame (figuring the roof as
25c
one, although it is worth more)
150
3 tiers of beams @ 5c -
I story of sheathing
150
05c
Value of this building per square foot
бос

For siding per square foot of surface
05c
For shingling on walls
44
66
обс
For
" roofs
08c
This latter price of 8c includes the 1' x 2' shingle lath covered with
random width cedar shingles at $5.00 per M, and estimating $2.50 per
M. for putting on. See "Building Cost in Detail."
137

It would not be possible to describe in detail all the varieties of
greenhouses, but the type shown in cut above is very generally
used by Florists. It may be of almost any size, but is often built about
20 ft. wide and is worth about $30.00 per lineal foot or $1.50 per square
foot complete. This is with iron frame and heating and ventilating
apparatus.
Old-style wood frame greenhouses are worth $50 to $.75, but
due allowance should be made for age and condition.
38

32
T
The pier at top of page is of the kind found at summer resorts,
and is worth, new, about So cts per square foot
The center cut shows the heavy type of commercial pier worth
$1.50 per square foot
The lower cut shows the stone arch pier. which was worth $2.50
per sq. ft. but is quite out of date. For further details see page 109.
39

This cut represents a type of concrete house in course of con-
struction. It presents a somewhat peculiar appearance from the fact,
that the skeleton of reinforced concrete with fireproof floors is roofed
in before the side walls are built. The walls are to be of hollow tile,
and the structure when completed is to be equipped with every
modern improvement, even to vacuum cleaners, laundry machinery
in cellar, and other innovations such as a refrigerating plant, etc., all
making the building, when finished, a distinct advance on the already
modern residence.
40

The picture above shows the remains of a house which had been
gutted by fire and is used, solely, to illustrate the fact that stucco on
the exterior of a building is no indication of value, but may be very
misleading.
The outside walls of this house were constructed of 2" x 4',
studding, with common wood lath nailed across (just the same as on
the inside for plastering) and then covered with stucco to the thick-
ness of about 34".
This is a cheap method of construction, and the appearance of
the outside of the building would indicate a greater value than would
be justified by the facts above stated.
Find out what is under the stucco in every case, before placing
a value on the building.
41

BUICK CARS
BUTOMOBILES
Concrete block garage, 40x60.
This has light steel truss-supporting roof, which is of wood
rafters, N. C. boards and 2 ply roofing.
It has cement floor and I cross partition of boards, no plastering,
and everything very plain.
Cost $1.50 per foot for ground covered.
17
111
Concrete block two family houses.
Size 20x55x2 stories, with 1 story extension, 10x12
Worth $2.50 to $2.75 per square foot for each floor.
Contains approximately 3,000 square feet at $2.50-$7,500, in-
cluding attic.
42

Type of stucco finished exterior.
Cost $6.25 if on metal lath
34
6 50" hollow block.
This includes good interior finish, and all modern improvements.
Private garage, of stucco on metal lath. It
has accommodation for help on second story,
which is partly finished. Cost $2.25 per square
foot for 1st floor area.
43

Type of stucco house on metal lath, over wood frame and sheathing.
Size 30x42.
Cost to build $6.50 per square foot of 1st floor area. Add $65 for each
finished attic room.
Stucco houses, worth about $5 25 to $5 75 per square foot for Ist
floor area. They are of cheaper construction and are designed with a
view to quantity rather than quality.
44

1
Types of hollow block and stucco construction, worth 5% more than
frame houses of the same class, if the interior fittings and finish are con-
sidered of as fine a character. Approximate cost $10.00 per square
foot, with addition of $4.00 per foot for all open verandas.
45

METAL STAMPING COMPAN
Reinforced concrete factory building.
Size 100x200x6 stories.
Worth $1.30 per square foot of floor space.
In smaller buildings the price would run up to $1.50 or $1.60.
This is evident from the fact that for a building 40x80x7 stories,
recently erected in this city, the contract price was at the rate of
$1.58 per square foot.
In this case, another firm of builders (of which the writer was
formerly the head) submitted estimates for a brick building of
the same size, and the price was about 3 cts. per square foot higher
than concrete.
The brick building could, however, be erected in very much
less time, if that were an object.
46

Two-story factory building worth $1 30 per square foot.
4-story factory 90' x 100'-cost $1.30 per square foot of each floor.
The upper building would be worth more than the lower, if the
underground work were the same in each case, as the roof and found-
ation would be added to a much smaller area.
47

THIS
MOTION CTURE
THE TRE
Moving picture theater, with stamped metal front This style of
building is now common in many sections, and has to comply with
very rigid inspection both by the Building and Fire Departments.
The building shown above is 34' x 102' and cost $3.00 per square
foot for ground covered. This building has extra deep cellar, which
it is intended to equip with bowling alleys, which cost from $300 to
$500 per alley, complete.
The owner of the above building used the party-wall of the
adjoining structure (of which he was also the owner) for one side of
the theater building, thus saving over $800 or 25c. per square foot.
Another theater of the same kind, 25' x 90', cost over $3.50 per foot.
48

Type of 1-story brick building with deep cellar, the front portion
of which is used as a store.
Size 17 x 28.
Cost $150 per square foot for ground covered by building.
Row of very old-style brick dwellings, poor location, and low
rents, no improvements except water, worth $1.00 per foot of floor
space in present condition, after allowance of 33%% for depreciation,
Or, in other words, they would be worth $1.50 per foot, if new.
49

111
111
Row of 6-family common brick flats
One family in front and one family in rear on each floor.
Cost $1.50 per foot, in rows.
1811
Row of two-story, 2 family brick, with three-story 6-family corner.
Inside buildings worth $1.90 and corner $2.15 per square foot
for each floor.
50

Two-family brick dwel-
lings in crowded neigh-
borhood, where buildings
are erected as cheaply as the
laws of the building depart-
ment will permit, size 20' x
50'. Cost $3,500 each in
blocks of 5 buildings, or
$1.75 per foor of floor space.
Two-family brick of more pretentious appearance and in better
locality, worth $1.90 per square foot of floor area.
51

Type of two-family brick, costing $1.90 per square foot of each floor. The exterior
appearance of this style of house is often misleading as an indication of value, and
should be considered with the interior finish, when the same has been ascertained.
Two-family brick houses of good type, with box stoops and trimmings of lime-
stone, hard wood trim, and two complete sets of plumbing and heating apparatus.
Size 20 x 52. Cost to build, $2.10 per foot for each floor.
52

High class, 2-story and basement 1-family, stone front dwellings,
20' x 48', worth $2 25 per square foot of floor area.
Same style as above but with extra bath, basins and
other work.
Cost $2.50.
53

11
These houses are 2-story brick, semi-detached, with frame and
stucco gables.
The size is 20' by 38' each with one story extension, about
12' x 14', and two rooms finished in attic.
Cost about $3,500 to $3,600 to build.
Estimated as follows:
20' x 38 x 2 story
1,520 square feet @ $2.00 = $3,040
12' x 14' x I story extension, 168 square feet @ $2.50 = 420
2 finished rooms in attic @ $50.00
100
Total
$3,560
54

Type of high class one-family brick dwelling with tile roof, com-
plete with every improvement. The construction is pressed brick
face to all outside walls, piers and stoops.
The cost of construction is $7.00 per foot of first floor area, with
$70 for each attic room.

Building of stone, very plain, but cost about same as above,
per foot.
15

1
The above cut presents the high type of detached 2-family
brick house. It is 32x50 and has interior construction of iron columns
and girders up to, and supporting, the roof. The inside finish is of
hardwood throughout, with beam ceilings, wainscot and other
attractive features. It also contains steam heat, electric light and
parquet floors in many rooms.
The exterior finish is what is known as a "black-header job," the
brick being laid up with a red brick Sin. long, alternating with
black ends 4in. wide, thus showing a checkered appearance.
It has slate roof and galvanized iron gutters.
Cost $7.25 per foot of first floor space, with $75 for each attic
room.
56

Type of bank building with vaults below.
high story in front portion and two stories in rear.
per square foot for 1st floor area.
Size 40 x 90, with one
Cost about $15.00

& HARDWARE
FLATBUSH AUDITORIUM
LAUNDRY
One-story brick stores (or taxpayers) worth $1-50 per square foot
for ground covered. Size 35' x 70'.
57

Types of 2-story taxpayer's, worth about $2.25 to $2.50 per
square foot for each floor.
These buildings are erected for the purpose of carrying the
property until the increase in value shall warrant a much larger
improvement, and are not expected to produce a large amount of
interest on their cost.
58

Cost
to
build,
$190
per
square
foot
WE FLATBUSH DINING ROOM
PLUMBING, DAS STEAM FITTING
for
each
floor.
Row of 3-story store and flat buildings, brick, located on good
business street where land is worth $300 per foot front, size 20 x 52.

Brick corner building, better type than above, worth $2.00 per
foot for inside buildings, and $2.25 for corner.
59

High class store and apartment, brick and limestone.
Cost $2.50 per foot with $3.00 per foot for extension,
Size 25' x 65', with one-story extension 25' x 20', with cellar
under all.
The firm, of which the writer was formerly the head, secured this
contract, after very close competition, in which $350.00 was the
difference between the highest and lowest bidders.
Here, again, we have a building, which in a cut does not show its
full value, but the specifications called for work of a high class, and
the estimates were in proportion to the demand.
60

Fine type of high class stores and apartments, having frontage on
three streets, with pressed brick and terra cotta trim
Complete, with every convenience, and was erected by a builder
with a reputation for first class work
Worth $2.50 per square foot of floor area.


Four-story double apartment brick, 48 x 56.
Cost $2.50 for corner and $2.25 for inside.
61

Four-story double flats, stone ist story, brick above, with terra
cotta trimmings.
Cost $2.25 per square foot.
62

High-class 3-story and basement stone-front dwellings, mostly
occupied by owners who rent the top floor, which is arranged for
a separate family.
Cost to build $2.50 to $2.75 per square foot of floor space.
63

Old brown stone residences, located on land which has so
increased in value, that the building is no longer an adequate im-
provement. It is urged by some appraisers that the amount of one
year's rent is all the value that should be placed on such a building,
which will shortly be demolished.
64

Type of 6-story walk-up (tenement without elevator), built in the
crowded sections, and where large rents cannot be obtained. No
heat or high class improvements are included in these buildings,
which are constructed for $1.40 per square foot, but may reach as
high as $1.60 or thereabouts, according to the reputation of the
builder and the quality of the work.
65

Type of 6-story tenement with stores on first floor. Cost
about $1.65 for inside and $1.90 for corners when new, but allowance
for age and condition should be made.
Buildings of 5 stories cost about the same per foot.
66

Six-story elevator apartment and store.
Cost $2.80 per square foot for each floor.
67

Corner of six-story elevator apartment with stores on one front,
worth to construct $3.25 per square foot for each floor.
The actual figures on 5 buildings of this class give an average of
$3.00 per foot for inside buildings, with the addition of 25c. for corners.
The lowest price of the five buildings above mentioned was $2.75
per foot, and the highest $3.25, the average being about $3.00.3
68

臣
​Fine type of six-story elevator apartment. Cost $3.25 for
corner, and $3.oo for inside buildings.

69

This cut repre-
sents the business
house of one of
the most famous
jewellers in the
world. It was de-
signed and erected
with a view to
giving the utmost
protection and
security to the vast
amount of valu-
ables that are daily
received and ship-
ped.
It has an
entrance so arrang-
ed that wagons and
other vehicles can
pass in through
gates right into
the building, where
their contents can
be handled without
inspection by the
curious, or danger
from the dishonest.
It is very massive in construction, and while presenting a hand-
some appearance, the picture gives little idea of the value of such a
building, where the vaults and strong rooms alone are of such a
character as to entail a great amount of expense in construction.
A conservative estimate of the cost of such a building is $10.00
per foot for each floor, including vaults and built-in safes.
70

A
H
The cut above illustrates another type of Department Store, which is out
of the ordinary in appearance, and presenting an interesting comparison with
those of more ornate design and embellishment. Here the impression is that of
great solidity, together with a richness of detail that makes the observer almost
lose sight of the fact that he is looking at one of the great business houses of the
city.
Were it not for the show windows, one could imagine this to be a building
of a public or a semi-public character, and the stone walls and columns give little
idea of the mass of other materials, such as steel, etc., that must enter into its
construction.
Cost approximately $4.75 per square foot of each floor.
71

Se
This, and the two following pages, represent the type of Depart-
ment Stores so well known in this city. Many of them cover an
entire block and are replete with every convenience for the comfort
of patrons. In some cases concerts are provided for the attraction
of the public, and grand opera is furnished, which is presented in an
auditorium seating more than 1000 persons, by high class artistes,
with all the necessary scenery and costumes.
While these buildings vary considerably in the exterior design,
their construction and interior arrangements are necessarily some-
what similar, all requiring large areas of floor space, capable of
sustaining considerable weight.
The cost of these structures is $3.50 to $4.00 per square foot of
each floor.
72

401
73

74

Steel buildings in course of erection.-Under the heading of
"Building cost in detail," methods for estimating the value of the
steel in a building are given. The figures are averages obtained from
several types of office and loft buildings, and while many loft build-
ings will contain more than one ton to every 100 square feet, still the
average is a safe one and will serve to arrive at a very close estimate
of the cost.
To illustrate this, a structure now in course of erection on a
prominent corner on Broadway. New York City, is to be 12 stories
above grade, with 2 stories of steel below the street level. The total
weight of metal to be used is 1,438 tons, and this averages 102 tons
per story, and as the building contains 9,720 square feet to each floor,
the weight of steel per square foot is about 232 lbs. The cost of steel
on this contract is about $66.00 per ton, and this gives about 69c. per
square foot per story.
It is estimated that this work is heavier than ordinary, and the
cost of steel is higher than the average of several other buildings,
and a lower average of both weight and cost has been taken in order
to have the figures apply to the general, rather than to the specific
steel structure.
For cost of fireproofing see pages on detailed cost.


75

FOR RENT
NE BLOG
Type of 12 story loft building, in course of construction.
The steel frame and beams are of heavy type, the weight being
determined by the load to be carried per square foot. Cost about
$3 75 per square foot of floor space.
76


NEW
A 16-story loft building, worth $4 50 per foot, including 25c. for
corner. The difference in the appearance of these buildings may be
misleading in some cases, but all assist in arriving at an average on
this class of construction.
77

Showing types of loft buildings, up to 18 stories.-The increase
in cost over a 10-story structure is, in the opinion of the writer, about
5% per story, or approximately 18c. per foot additional for the 11th
story, and so on, and, estimating a 10-story building at $3.75, this
would bring 18 stories to about $5.50 per foot.
78

谁
​EE
CEEEEEEE
EEEF
CCCECEEE
ECCEE
IFF
龍
​T
Type of corner loft building, heavy construction.
Size 76x107x16 stories.
Cost to build $5.25 per square foot of floor space.
Example:
76x107-8132 square feet to one floor by 16 stories=130112 square
feet at $5.25-$683,062.00.
Several floors of this building were used for other purposes than the
upper part and so accounts for a higher price than buildings of some-
what similar appearance.
79

26399
16-STORY OFFICE BUILDING
This was erected several years ago, when building was much
cheaper than to-day, and is reported to have cost $4.25 per foot.
But it is estimated that the building could not be duplicated for
less than $5.50 to $5 75 per foot.
80

11211
]]
Large areas of plain brick buildings, where the foundation work
was prepared for other purposes and thereby cheapened the erection
of the superstructure, which is estimated to have cost $4 50 per foot
without foundation.
81

EE EG
EE SE EG
ΣΕ ΣΕ
CE CE
CC
耳目
​Fine store and office building erected on the site of a once famous
hotel. The present building was put up within recent years, and is
reported to have cost $5.50 per foot of floor space.
82

14-story office building 60' x 130. 3 stories of granite, brick
and stone above. Cost $6.00 per square foot of each floor.
This is one of the moderate priced office buildings, many of
which reach up to $9.00 or $10.00 per foot.
83

This represents one of the finest office buildings in New York
City. It is 22 stories high, has granite face on 3 sides and cost $8.25
per foot for each floor. It was built 12 years ago, and it is estimated
that it could not be built to-day for less than $10.00 to $11.00 per
foot.
84

HOTEL ASTOR
The above, and the two following cuts, illustrate the type of high
class hotels to be found in this city. Only a few examples can (for
reasons of space) be given, but the general construction of these
buildings is practically the same. They have steel frames, are fire-
proof throughout, and the 2 or 3 lower stories have stone exterior
finish, with brick and stone for the stories above.
The estimated cost of such structures is from $7.00 to $8.00 per
square foot of floor space, but difference of design and interior finish
may change these figures somewhat.
85

31 17
THE "PLAZA HOTEL"
One of the handsomest hotel buildings in New York City.
86

WALDORF-ASTORIA
This is probably the best known hotel in the world
87

High class apartment, fireproof construction, and provided with
the finest class of interior finish and decorations. These buildings
are more in the nature of hotels, as the apartments are rented in
suites of almost any number of rooms, and the occupants are served
in the dining rooms on the main floors, thus avoiding all house-
keeping in their own homes.
A new addition to this building, recently erected, and which
increased its capacity to twice that of the original building, cost
$4.90 per square foot for each floor.
83

Another of the elegant 12-story apartments with which New
York City is rapidly being supplied. It has all the advantages
described on the previous page, but is not quite so costly, as the
value of this is $4.50 per foot.
Some later additions to this class of structure have cost $5.00
per square foot and the examination of several shows the average
cost to be about $4.75 to $5.00 per foot.
89

It is impossible to convey, in a picture, any idea of the mag-
nificance of these dwellings, which are located on New York's fines
residential avenue, but the estimated values are as follows:
Corner house, at right, $6.00 per foot of each floor.
2nd
8.00
46
3rd
8.00
4th
9.00
5th
850
44
6th, corner at left,
7.50
90

Two other types of fine dwellings, valued at $7 25 per foot for
the left hand building, and $8.25 for the other.
91
'HE following illustrations are given for the purpose of showing
some private residences of the most costly type to be found in this
or any other city. The erection of such buildings simply indi-
cates how far the possessor of great wealth will go, in order to gratify
a desire for something more spacious, more artistic or more unique
than that of his fellows. Such edifices have little commercial value,
in proportion to their cost, for the owners of this class of property
realize that they could never obtain even a small part of the money
invested if, for any cause, they desired to sell. One of the buildings
shown is reported to have cost $600,000 to build, yet the writer has
heard several high class real estate brokers testify that, in their judg-
ment the property, including land, would not bring $150,000, if the
same were placed on the market. This is made still more evident,
when the most extravagant methods are adopted in their erection, as,
for instance, in the case of one of the buildings shown, the owner is
reported to have purchased an entire quarry and a complete factory,
in order that their products could be used by him alone, thus ensuring
dispatch and secrecy in the production of the material required. For
the reasons above stated, no estimate of the value of such buildings
would be of any service for the purpose of comparison, as it would
be impossible to find any other structure to which the figures could
be applied, and each must be the subject of special study and consid-
eration, if it is desired to arrive at even an approximate estimate.
92

RESIDENCE OF
CHARLES SCHWAB
-AND-
SENATOR CLARK'S
MANSION
Some idea of the magnifi-
cence and cost of this building
may be indicated by the assess-
ment placed thereon by the Tax
Department, which is $2,600,000
for the building, and $1,400,000
for the land, or a total of
$4,000,000.
93

FFFI
VANDERBILT MANSION
94

ff
95
Building Cost In Detail
PRICES QUOTED.
It should be borne in mind that all prices given in
this book are the current values for such work in New
York City, but the tables of additions to, and subtractions
from, these prices, should enable any person to form a
very close estimate of the cost of such work anywhere.
EXCAVATING.
The cost of excavating depends on the nature of the
materials to be moved, the facilities for moving and
the distance to which the earth must be taken. Sand
can be thrown out around a cellar of not more than 4 feet
deep, for 18 cents to 25 cents per cubic yard. Coarse dirt
and gravel cost from $1.00 to $1.50 to excavate and
remove, if the distance be reasonable. Rock can be
moved for $1.50 per cubic yard, or may cost up to $2.50,
or even more, according to the facilities for blasting,
precautions to be taken for the protection of life and
property in the vicinity, and other causes, all entailing
expense on the contractor.
FOUNDATIONS.
Common stone work in cellar walls worth about 20
cents per cubic foot laid up, as follows:
Stone
Labor
Cement
Sand
8½c.
6c.
4C
1½c.
Total 20c.
Solid concrete set in forms up to grade is worth 18
cents per cubic foot.
Concrete block below grade, solid, 23c. per cub. ft.
Concrete block above grade, orna-
mental, but hollow
250.
96
CONCRETE.
As stated above, concrete can be laid for about 18c.
per cubic foot below grade, and where the materials have
not got to be carried up, or to any distance, but, under
less favorable conditions, it is worth from 20c. to 25c. per
foot. This would give from $5.40 to $6.75 per cubic
yard, the difference being determined by the conditions
under which the work was to be performed.
Very large concrete buildings, 6 stories high, and
covering over half a million square feet of ground, have
recently been erected for about $1.10 per square foot of
floor surface, but this was under conditions very favor-
able to a low cost. The builders of these structures
estimate that this class of building is 20% more expensive
than brick and wood, and 20% cheaper than steel and
brick.
COMMON BRICK WALLS.
Common brick walls below grade can be laid for
the following prices, with brick delivered at $7.50 per M.
Price per
sq ft. in
cents
For every $
difference in
price of brick
add or deduct
1½ cts.
Price per sq.
ft. above grade
in
No. of sq. ft.
Thickness
to 1000
of wall
brick
cents
8 inches
72
22
I
23/2
((
12
50
30
2
32
16
20
"
37
40
23/4
4234
30
50
24
25
60
or $15 per M
53/3
or $16 per M
With pressed front brick at $25, delivered, and
common brick backing.
3/3
4
64
Front Backing
Total
Thickness
Total cost
per square
foot
Add or deduct
for difference
of $1 per M in
front brick
4 incs.
4 incs.
8 inches
44 cents
4-5 cts. per sq. ft.
4
8
((
12
62
}}
((
4.5
4
12
16
72
4-5
97
1000 front brick is estimated to lay up 125 square
feet, after allowance for headers has been made.
Example:-Find the price per square foot of a 12-
inch wall with pressed brick front, when the front brick
cost $30, and the common brick cost $9. 50.
Cost of wall 12 inches thick, as per table already
given
Increase in front brick #c. on $5 difference
}}
(( common “ Ic. on $2
62c.
04c.
озс.
Total cost, per square foot, 69c.
EXAMPLE No. 2.
Let it be assumed that it is necessary to estimate the
value of a building in course of erection, the same being
one of a row, with party walls up to the third floor and
the beams of that floor set in place, size 25 ft. x 60 ft.
As the two halves of the party wall is equal to one
whole wall, we figure one wall to each building and this
gives the following results:
Excavating 350 cubic yards at $1.00 (approx-
imate cost)
Front, rear and party walls in cellar 16 inches
thick, 108 lineal feet, 8 feet high=864
sq. ft. at 40c.
Rear and party walls above cellar, 83 lineal ft. 12
inches thick, 20 feet high=1660 sq. ft. at 30c.
Front wall, 12 inches thick, with pressed brick
face, I story only, 25x10=250 sq. feet at 62c.
Three tier of beams, 3x10=4500 sq. ft. at
7c. per square foot of floor area
Total Cost
$350.00
345.60
498.00
155.00
319.50
$1,668.10
NOTE-All brick walls are figured as superficial feet of wall
surface, and all timber as square feet of floor space, and not feet of
material.
98
FRAMING TIMBER.
Framing timber must be estimated in place, and as
it is somewhat difficult for the ordinary man, without
building experience, to estimate the quantity of timber
in a floor of beams, the writer has figured out the price
per square foot for floors where the size of the floor
beams are between 3x7 inches and 3x12 inches. These
figures are based on the timber being worth $30 per M.
and the labor $8.00 per M., to put same in place, with
wages at $4 per day of 8 hours, and estimating that
a man can place in position 500 square ft. of timber
per day.
Size of
beams
Quantity of timber per
1000 sq. ft. of floor surface
Value of
timber
Total per
sq. ft. of
building,
Labor (not timb'r)
in cents.
3 x 7
3 x 8
1308 ft. at $30 per M.
$39.24 $10.40
5
1875
(
3 X 12
2250
3 x 9
3 X 10
1500
1688 ..
45.00
12.00
5 7-10
50.64
13.50
6 4-10
56.25
15.00
7 I-10
,,
67.33
18.00 8 1-2
In the foregoing tables the material and labor are
shown separately, for the reason that the cost of each
may vary, and by adding or deducting from the figures
given, according to the change in price, an estimate may
be obtained with material or labor at any price. Rough
lumber can be worked for $8 per M. as figured above,
but when light materials, such as studding, sheathing
and flooring are included with the general framing mate-
rials, as in the case of frame buildings, then the cost
of labor rises to $10 per thousand, at which price the
framing and enclosing can be performed. This figure of
$10 includes all the outside work, with the exception
of shingling, for which $2.50 per M. is generally esti-
mated for labor, and leaves the building enclosed, floored
and studded, and ready for lathing and plastering.
99
In the frame building, shown in course of construc-
tion, the estimate of cost is based on the requirements
of the Building Department of New York City. It is
constructed with 6x8 inch girder in cellar, 4x6 inch
posts, sills, ties and plates, 2x6 inch rafters, 2x10 inch.
beams and 2x4 inch studding, all of spruce.
Add or
deduct ½c per square foot for 1 inch difference in depth
of beams. Deducte per square foot, if building is
"balloon" framed.
The labor on frame cottages is frequently estimated
at so much per square foot for the first floor area, as for
instance, a house whose total cost was $4 per square
foot of first floor area, would cost 60 cents per square foot
for labor, while the dwelling which cost $7.50 to $8
per square foot, would come to about 80 cents per square
foot for labor.
Estimate 5c. per square foot for % in. flooring laid.
6½c.
เ
((
11% in.
Studding, by figuring the square feet set up
(a) 2½c. per foot.
Lathing, by figuring the square feet on (a
123c. per foot or 15c. per yard, with lath at
$4.50 per M. and labor and nails at $2.50.
Plastering, complete, including lathing, (a
40c. per yard, or about 24c. for labor and
24c. for material-total, 4½c. per square foot.
Plaster cornices are worth 1½ times as many
cents per lineal foot as their size in inches,
example: a cornice 7 in. on ceiling and 5
in. down wall measures 12 in., and 1½
times this would be 18c. per foot.
Plumbing fixtures, in cheap houses, are worth
about $30 each, including all piping and
connections. Houses of $4,000 and $6,000
would have a better class of fixture of
enamelled iron, and these would be worth
$40 each, including the hot-water boiler
as.one fixture.
100
Heating by furnace is worth about $17 per
room, in houses from 7 to 10 rooins.
Steam heat in same size of house would cost
from $27 to $30 per room.
Hot water heat is worth from $37 to $40
per room. These are approximate figures,
but are taken from prices of actual work done.
Electric wiring (in cable) for above described
houses is worth about $5 per room, and
this will include door-bells in private dwell-
ings.
Painting can be estimated roughly ( 1c. per
foot per coat, for ordinary common work on
dwellings.
While on the subject of prices, estimated by
the room, a few approximate figures may be
quoted: Cheap frame houses, shingle roof, can
be built without improvements, for $250
per room. With improvements, from $400
per room up. Dormers cost from $2.50 to
$3 per square foot of their front area, thus,
5 ft. wide by 6 feet average height, would
cost $90.
Tin roofs are worth from 6c. per square foot,
up to Ioc.
Tin valleys 15c., and leaders about 15c. per foot.
Slate cost from 10c. up, two houses recently
built cost this amount and had quite some
irregular surfaces.
Tile varies from 20c. to 30c. according to de-
sign and work.
Gravel roof from 4c. to 7c. per square foot.
Shingle roofs, already described.
Tiling in floors 55c.; hearths 75c.; bath room
walls 65c. to 75c., including cap and base,
each price being for a square foot.
101
Cheap roofing for sheds costs as follows:
Carey
$4.00 per 100 square feet.
Rubberoid
((
"(
((
3.25
Barbour Asphalt -
(6
(6
(C
2.25
Tarred felt
เ
.75
BUILDINGS, STEEL FRAMES.
Buildings with steel frames and interior construction
of the same material, are built to carry a given amount of
weight per square foot of floor space, and the strength or
weight of the materials must be proportionate to such
requirements. It is, therefore, evident that only the
supporting columns require to be heavier on the lower
stories, according to the number of the stories to be
supported, and the weight of load and materials to
be carried.
The weight of steel beams to carry a given load on
the 20th story, would be the same as that of the second
story. The strength of the beams of the outside frame,
at each floor, would also be determined by the weight of
masonry to be sustained, in addition to the part of the
floor load placed upon them.
Thus, it would seem, that the general idea that the
steel is much lighter on the upper floors, than those
below, is an error to some extent. But the cost of erect-
ing the steel on the 20th story would exceed in value.
the difference in the cost of materials, and so make the
upper stories cost more than the lower ones. It would,
at least, bring about an equalization of value, so that,
where the building was in course of construction, the
cost of all floors would be about the same.
The analysis of the figures for several buildings
would show that the average weight of steel used in a
12 or 14-story building is one ton to 100 square feet of each
floor, including the frame. With steel at $46 a ton
delivered, and $14 per ton for labor, this would be
60 cents per square foot for each floor, where the metal
was in place.
102
Terra-cotta fire-proofing for floors is worth 18 cts. pe
superficial foot for 8 inches deep, and increases one cent
per foot for every inch more in depth or thickness. This
would make 9 inches worth 19 cents, 10 inches would be
20 cents, 11 inches worth 21 cents, and so on. These
prices are for work set in place, and if it was desired to
find the present value of a steel structure, 60x100 feet,
with 6 stories of steel erected, and 3 floors of 10 inch
fire-proofing in place, then the result would be-
60x100x6 stories=36,000 sq. ft. at 60c.
Fire-proofing-
60x100x3 stories=18,000 sq. ft. at 20c.
$21,600
3,600
Total value of superstructure, $25,200
The foundation would next have to be estimated,
and in quite a number of high structures the foundation
cost has been very close to 10 per cent. of the total cost
of the completed building. On this basis, and assuming
that the structure is to be 14 stories high, with a total
cost of $4.50 per square foot for each floor, this would
give a total for the building, when finished, of $378,000,
of which $37,800 would be 10 per cent., and if we
add this amount to the $25, 200 already obtained for the
present value of the superstructure, we have a total value
of $63,000 for the building in its present condition. It
would not be right, however, to take the 10 per cent.
quoted above as an average, because the cases to which
it applied were all down town in New York City, where
the foundations had to be carried down a great distance
to rock, but where a good foundation can be obtained
nearer the surface the cost would be much less, and in
all cases personal inquiry alone can establish the approxi-
mate cost.
Cast iron costs about
Steel work on hotels average
Office buildings
Heavy lofts
the price of steel.
16 lbs per sq. ft.
16
((
"
23
((
per floor.
((
103
The above includes frame, which is usually about
of the total weight.
Steel trusses average from 150 lbs. to 275 lbs. to each
foot of span.
Fire escapes, platforms and iron ladders vary from
$60 per story up to almost any price according to design
and material.
OFFICE BUILDINGS.
Three or four types of office buildings are shown in
the illustrations, but as there are an almost endless variety
of such structures, it is impossible to give figures which
will apply in all cases. Some of these buildings have
most expensive detail work in their interior finish, one
of the large office buildings in New York City, in which
a well known Trust Company is located, having $200,000
expended in the furnishings and marble work in their
part of the building. In another (which is shown in the
illustrated pages) the elevators, of which there are ten,
cost $10,000 each, or $100,000 in all. The signal system,
which indicates the approach of the car either up or
down, and which consists of the lighting up of a colored
bulb, is said to cost $40 per opening, and in the case of the
building above mentioned, where there are 10 elevators
ruuning through 21 stories each, the cost of this alone
would amount to $8,400.
As shown elsewhere in these pages, the location of an
office building, and the nature of the ground upon which
it is placed, has a very important bearing on its cost.
LOFTS AND MANUFACTURING BUILDINGS.
In addition to the steel frame loft buildings shown
in the illustrated pages of this book, there are large
numbers of loft buildings, up to ten stories high, built of
brick with fireproof floors of steel and concrete. These
buildings are quite plain and the interior finish of plas-
tering and other work is conspicuous by its absence.
104
They are used for workshops, and are erected for $2.50 to
$2.75 per foot of floor space.
SPRINKLERS IN FACTORIES AND LOFTS.
The sprinklers in the above type of buildings vary
somewhat, according to the system used, but in two
recent installations the cost was very close to 1oc. per
square foot for the floors protected. Another factory
had a system put in for 8c., but the larger amount is
more likely to be the average cost.
FACTORIES.
It is estimated that a factory building, of the type
known as mill construction, can be built 10 per cent.
cheaper than concrete up to eight stories high, but in
the one and two-story buildings the cost would be about
the same.
One-story brick, with light steel roof, with walls 15
feet high, no floors, cost $2 per square foot.
Brick factories are shown in the illustrations of
this book, but there are many items of their construction
and cost which could not be explained in the space
allowed on the pictured pages. The roofs are sometimes
trussed to cover large spans without intermediate sup-
port, and without having time or knowledge to estimate
the value of the trusses, the appraiser is at a disadvan-
tage. An approximate estimate may be obtained by
figuring the width of the span at $4 per foot for wood,
and $5 to $6 for steel, but these prices do not include
any extra strength beyond that required to carry the
roof.
ELEVATORS.
Freight elevators may be estimated approximately
by allowing $1,000 for the basement work and machine,
and adding $185 per story for each floor to which it ex-
tends. One direct-connected electric elevator recently
installed in a six-story and basement building, cost
105
$2,150, or almost the price given above. Another, in a
4-story and basement, cost $1,700. Still another, in a
10-story building, cost $3,100, but in the case of greater
height the machine costs more, and in this instance cost
$1,200. These figures are given to show how close an
approximation can be made for quick calculation.
BRICK CHIMNEYS.
A brick chimney, 8 feet square at base and 90 feet
high, was built by the writer for about $12 per lineal
foot, including foundation on good ground.
Chimneys 150 feet high are more expensive per
foot, running up to $30 in some cases; and those of 200
feet, or over, cost as much as $50 or more, according to
diameter and design. The foundations cost about 10
per cent. of the total cost, and if on piling, the cost
would be from 5 per cent. to 7 per cent. more.
Reinforced concrete stacks have been built, but are
few in number, and do not come any cheaper than those
of brick, in fact in some cases, they have cost much
inore.
Iron stacks, 24 inches, per foot, $2; 30 inches, $2.50;
36 inches, $3; 42 inches, $3.50; 48 inches, $4.
up, $20 to $40.
Setting
Allow 20c per foot of height of stack for guys, of
which there are usually four.
STORE AND WAREHOUSE.
One recently erected, 50 feet front by 91 feet deep,
with two stories of plate glass front and brick above, cost
about $2.25 per square foot for each floor. This building
is of plain exterior, and while the two lower stories are
used for store purposes, the four upper ones are all open,
with all columns exposed and plain plastered walls. As
the owner of this building was competent to act as his
own superintendent and purchased his own materials
106
direct, he probably saved 25c. per square foot in the cost
of construction, and thus erected the building for less.
than any builder would contract to duplicate the
structure.
One story frame, covered with galvanized iron, costs
$1.30 per square foot, without floor, but with brick pier
foundation. One story brick shop cost $1.75 to $1.90
per square foot.
GARAGES.
Some of these buildings are very expensive, one on
Broadway, in the neighborhood of 60th Street, recently
erected, cost $343,500 complete. The first floor area is
7030 square feet, and it is 9 stories high. The sprinkler
system, which is known as the "Factory Mutual", cost
$12,000, which is over 19c. per square foot. This extra
cost over some other buildings is owing to the great
tank capacity required, both in cellar and on roof. The
quantity of steel in this building is 910 tons and cost
$55,000, or about $60 per ton, and the total cost indi-
cates a value of $5.40 per square foot for each floor.
For a two-story garage, recently erected, with steel
and concrete second floor, elevator, electric lighting,
pressed brick front and common brick sidewalls, the
estimate was $2 per square foot, if built one story, or
$1.50 per foot extra, if the additional story was put on.
TENEMENT HOUSES.
In the six-story buildings, the estimated cost is based
on the width of the lot by the greatest depth of the
building. This takes in the courts or light shafts as
though covered, and if the appraiser desires to estimate
on the exact size of the building, he will have to add
25 cents per square foot to the prices given in the
illustrations. In some cases this increase may run a
little more.
107
Several six-story elevator apartinents have been
erected lately, which cost $2.75 per foot, but these were
inside buildings, to which 25 cents per foot should be
added for corners.
HOLLOW-TILE HOUSES
Are becoming more and more desirable for residen-
tial purposes, for the reason that climatic changes seem
to have little or no effect upon them, and they do not
retain heat or moisture as readily as either brick or
frame.
THEATERS.
It is extremely difficult to give figures on the above
class of buildings, as some have handsome frontages with
stores along their entire face, except an entrance to the
theater proper, which is, of course, located in the rear of
the stores. Others have fronts of most ornate design,
showing clearly the character of the building and the
uses to which it is devoted. Many efforts have been
made to arrive at a valuation of the buildings (exclusive
of land) by the seating capacity, but as this varies from
$75 to as high as $200 per seat, it offers a very large
range from which to select the particular example for
comparison.
One of the latter type, having a very handsome
front and side-it being a corner building-cost $14 per
square foot for ground area, and this indicates about $85
per seat, while still another, with plain exterior (com-
paratively), cost but $12 per foot. These prices are for
the building only, and does not include scenery or
furnishings, such as seats and draperies.
COAL POCKETS.
Wooden coal pockets cost about $6 to $7 per ton
capacity, and are now being replaced with reinforced
concrete structures, which are slightly cheaper and, it is
claimed, very much more durable.
108
A 4,000-ton pocket, recently erected in Brooklyn,
N. Y., cost $25,000, or $6.25 per ton, while the estimate
for the same size, of wood, was $28,000. The mixture
for the concrete was as follows: 3 parts stone, 2 parts
sand, I part cement, with strong steel rods placed in the
center of wall.
Old wooden pockets should, therefore, be valued ac-
cording to their capacity, but with a due allowance for
their age and condition.
GRAIN ELEVATORS.
The estimates on this class of structure vary con-
siderably, but $18 per square foot of the ground area is
not considered excessive. This includes the machinery
which is worth about 40% or more of the total cost.
PIERS, BULKHEADS AND PILING.
Piers are of various types, and the method of build-
ing the same must necessarily be such as to conform to
the style of pier required. The upper pier shown in the
illustrations is of light piling costing about 25 cents per
lineal foot driven, and the timber and planking is of a
cheaper grade and much lighter than would be used for
the pier shown in the center cut.
The piling of the center pier would be over 12 inches
in diameter at the butt, and would cost from 50 cents to
60 cents per lineal foot in place. All the timber and
planking would be in proportion, and these items would
bring about the difference in price. The writer has had
piling done with 35-foot sticks (12 inches thick at butt)
which cost $5 each delivered and $3.50 each to drive,
or about 25 cents per foot, including cutting off to level.
Bulkhead, with heavy planking, is worth $18 per
Piled platform is worth $1 per square foot.
liueal foot.
109
Some of the better types of pier, recently built, con-
sists of two lines of bulkhead, each worth $18 per lineal
foot, placed 100 feet apart and filled up to a height of 6
ft. with stone costing $1 per cubic yard, and covered with
earth costing 50 cents per cubic yard, up to the top
level. On each side of this pier a platform on piling is
erected 25 feet wide, and costing $1 per square foot to
construct, the whole making a very substantial pier 150
feet wide.
Crib bulkheads are built with the top not less than
5 feet wide, or approximately the size of the base,
which must be the height, and this must be 5 feet
below the beach level at this point.
Ferry racks are worth about $25 per lineal foot,
and the timber work at back of same is worth about
50 cents per square foot.
Small bridges, in connection with freight ferries,
are built for $5,000, but the larger kind run up to
$20,000 each.
Floating dry docks are worth about $10 per square
foot of their bottom area.
BAKERS' OVENS
Are usually ION 12 feet inside, and when built under
sidewalks are worth $300 to $350 complete. The laying
of the walk is not included in this cost, which takes in
the cost of the oven only, with 16-inch walls, firebrick
lining, and tile floor, usually 2 inches thick.
Ovens built in yards, or above ground, are built
with 2-foot walls, with buckstays and tie rods, and cost
from $500 to $600 complete.
ENGINES AND BOILERS.
Engines up to about 100 horse-power are worth
from $8 to $10 per H. P. set up.
Boilers up to 150 H. P. are worth about $10 per
H. P., including brick setting.
110
ICE PLANTS.
Where the equipment has been installed for some
years it is estimated at $500 per ton of the daily capacity,
but the modern plants are much more costly, and from
$700 to $1,000 per ton has been the estimate for such in-
stallation. This is exclusive of buildings.
ELECTRIC PLANTS.
The machinery in generating stations is estimated
at from $100 to $150 per kilowatt (which equals one and
a third horse power), and the equipment of the distrib-
uting, or sub-stations is estimated at from $40 to $50 per
kilowatt, all exclusive of buildings.
The structures erected for the installation of the
above machinery are of a very substantial character,
costing in some cases from $3 to $4 per square foot.
GAS PLANTS.
The method of appraising gasometers by the cubical
contents, is generally considered to be the quickest way
of arriving at their value. Taking the area of the base,
multiplied by the height, to obtain the contents, the
holder is valued at 5%½ cents per cubic foot. The nec-
essary equipment of the plant, to manufacture gas, is
then computed on the holder capacity at the rate of 20
cents per foot of the gasometer.
This has been ascer-
tained by an analysis of the value of several plants, and
reducing the gross cost to the unit of the holder.
the case of receiving and distributing stations, to which
the gas is furnished by one large generating plant, the
value of the holder, plus the pumps, etc., is the only
amount to be placed thereon.
DEPRECIATION.
In
Depreciation in buildings is a matter of great im-
portance, and tables for computing the same have been
arranged by several writers. The following information
111
has been compiled from the most authentic sources, with
some additions by the writer, and after some revision
of the figures of others.
So long as a building is in use, or capable of being
used, the value should never be computed at less than
20% of the original cost, and the annual depreciation
should be allowed until the building value gets down to
that figure, when it should remain stationary at that
amount until the building is demolished.
0
0
Many authorities are of the opinion that steel in
buildings deteriorates at the rate of 2% per year, but the
writer is of the opinion that this amount is far too large,
and that 2% would be plenty to allow. Those who
have noted the excellent condition of the steel or iron
being taken out of buildings that have been demolished,
must admit that it does not appear to have suffered much
deterioration during the many years of use in its present
location, and, as the steel now being used is invariably
protected from the action of the elements, the loss in
value from year to year must necessarily be small.
Frame buildings will depreciate more the first year
than in any one year thereafter, and 3% may be allowed
for the first year after building, with the addition of 1½%
per year thereafter.
Brick buildings may be figured at 1% per year,
without any extra allowance for the first.
It is not yet determinable what deterioration concrete
buildings will undergo, but the average for brick is safe,
and will most likely prove to be very near correct.
It must be noted that the buildings of frame and
brick referred to, will be kept in repair by their owners.
during the years above mentioned, and that the annual
loss will be correspondingly less than if the building
were allowed to decay without attention. Official figures
of the various States give larger percentages than those
in this book, but the writer is of the opinion that this
subject has been treated more as a matter of sentiment
than actual experience.
112
INTEREST ON MORTGAGES.
Many of the firms engaged in the business of placing
loans estimate that
A loan @ 4% is based on 50% of full value.
((
42%
5
5½
166
66
"60
66/3"
75
"60
{{
t
The latter is a building loan, and is only placed for
one year. Please note that the above figures apply to
large loans only, such as $100,000 or more.
Savings banks, under the law, commonly lend
60 per cent. on improved property, or 40 per cent. on
vacant land, but no law states on whose appraisal the
same shall be made. Usually bank mortgages, at
different rates, do not indicate different values, the rate
being arrived at according to the demand for money.
Mortgage companies will loan on participating
mortgages, in which the mortgagor agrees to assume a
part of the amount named in the mortgage, and accept
that much less when settlement is made. This is done
very often for effect, as many people believe that the
mortgage of such a company indicates the value.
113
The Department of
Taxes and Assessments
Of the City of New York-What it Does, How it
Does It and What it Costs.
The Department is governed by a Board, consisting
of a President and six Commissioners, who are appoint-
ed by, and serve during the pleasure of, the Mayor.
This is known as the Board of Tax Commissioners,
who are assisted in the executive work of the depart-
ment by the Chief Deputy, the Assistant-Chief Deputy,
and a Deputy in charge of each of the five boroughs
constituting the City of New York, who are part of the
permanent staff of employees, all appointed from certified
lists of the Civil Service Board, after a competitive
examination. Some of the Deputy Tax Commissioners
(who are charged with the duty of assessing property)
have been continuously in the service of the City for
upwards of 25 years, and the average experience of all
the Deputies employed in this work is 10½ years.
I
This insures a continuity of work which is very
essential to a thorough knowlege of values in a given
district, where the same Deputy is often left for many
years, and thus becomes familiar with values and con-
ditions, which would be utterly impossible in the case
of a temporary appointment. All the information ac-
quired from various sources is carefully tabulated, to-
gether with records of sales, mortgages, leases, rents and
building permits, and is of the greatest assistance to the
Deputy when his assessments are assailed.
114

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70
CITY OF NEW YORK
DEPARTMENT
OF TAXES
AND ASSESSMENTS.
INDEX TO MAPS OF
ASSESSMENT DISTRICTS
SHOWING
ASSESSED VALUES OF LAND
138
10 A
E
3
9A
10
19 A
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12
18 A
138
15 A
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NOTE: The numbers in streets and avenues represent the valve
se dollars per from fast, 100 feet duy
The numbers an land not in streets represent the valve n
tollars per acre at the location of the numbers.
in case of water fegat the method is aut unifarm, be
generally in Brooklyn me valve in perfrent Coat 858 feet
deep and in Richmand per front fost fac lepom of 14,
the numbers being marked in the water
ROCKAWAY
115
The City is divided into sixty-three districts for the
purposes of taxation, and each is in charge of a Deputy
Tax Commissioner. Maps of these several districts are
prepared by the surveyor to the Department, who, with
his assistants in the several branch offices, make and alter
the maps for this department, and also those for the use
of the Department of Gas, Water and Electricity, and
the Bureau of Assessments and Arrears. With the aid
of these maps the Deputy has prepared a book, known as
a field book, in which is entered every parcel of prop-
erty covered by the particular map in use. In this book
are entered all memoranda of sales, mortgages, leases,
rents and other information bearing on any piece of
property, the entries being placed in a column prepared
for that purpose, and opposite the number of the lot or
parcel to which it applies. The description of the
various properties consists of first, the section number,
which is that division of the city in which the property
is located. Next comes the block numbers, which are
in numerical order from one up, and, finally, the lot
number, which definitely locates a certain piece of
property, having its dimensions in figures clearly shown.
These descriptions are taken from the deeds, and the
maps are only altered on the presentation of another
deed to some part of the lot already described, or a sur-
vey of the property showing that it is improved, with
buildings, which can only be sold through party walls.
On this authority the surveyor will alter the maps, giv-
ing to each of the new lots the correct dimensions.
With his clerk the Deputy commences his field work,
as it is termed, on the first Tuesday in September,
and must personally inspect and appraise each and every
piece of property in the tax district assigned to him, and
setting down opposite the number of each parcel the
amount for which, in his judgment, it would sell under
ordinary circumstances, with the land value in one
column, and the total value in another.
116
The magnitude of this work may be estimated,
when it is stated that there is an average of 8,000 par-
cels, aggregating an average value of over one hundred
million dollars in each district, and that the work must
be accomplished in about 68 days. The field book above-
mentioned is, in reality, the memorandum book of the
Deputy, and contains all the private items of information
gathered in the course of his experience. The result of
his work is next copied into a record book, which con-
tains the same columns as the field book, in which are
placed across the page in the following order: Name of
owner, size of lot, size of buildings, number of stories,
number of buildings, street No., lot No., value of land
unimproved, and total value with the improvements
thereon. There is a further column for the corrected
figures, in the event of the Board making a change in
the assessment. The record book, on completion, is
usually sworn to before a Judge of the Supreme Court,
and, on the second Monday in January, is laid on the
counters of the Department for the inspection of the
public. In addition to the work described, the Deputy
must make weekly reports of the progress of his work,
stating in detail any change he may make in assessed
values, giving reasons for the change, and finally,
the total increase or decrease in his district. During the
period between the second Monday in January and the
31st day of March, the books are open to the inspection
of the taxpayer, and the Deputies are in attendance at
the counters to answer any questions in relation to the
properties in their respective districts.
If the explanation of the Deputy is not satisfactory
and the taxpayer still feels that he has not been justly
treated, he may file an application for correction, which
is making an appeal to the Board to examine into, and
correct, the work of the Deputy.
The application blanks are furnished by the De-
partment, and a copy of the same is herewith inserted.
117
The Tax Law requires that all REAL ESTATE shall be assessed at its
full and true value.
To secure proper attention THIS FORM must be used and the questions
clearly answered.
N.B-A separate Application must be made for each Block, and filed with the
Department of Taxes and Assessments on or before March 31st.
BOROUGH OF BROOKLYN
Application For Correction of Assessed Valuation of Real Estate.
Location of Property, No.
Section.................... Volume...
Block...
Lot....
Assessed Valuation, 1911; Land $
Total $..
Owner....
..Address.....
Street.
In what year was the property acquired?....
What was the full consideration?
In what manner was the property acquired? State whether at private sale or
otherwise......
Did present owner have any interest in or lien upon the property previous to ac-
quiring title?............
Character of improvements.
If apartments, state No. of floors.........
Date of construction of improvements........
Is the property rented or leased?
.No. of families on each floor..
If rented, statė gross rental if fully rented, at present rentals.
If leased, state terms of lease and name of lessee…..
If property is mortgaged, state amounts:
First $.
Second $......
Third $......……………..
rate
;
rate.......
;
ș mortgagee.
... mortgagee..
rate.............. % mortgagee…...
Has any mortgage on the property been made or renewed or become due since
January, 1908? If so, state circumstances.
Since the property was acquired, what amount has been expended in permanent
improvements?
Was the full and true value of the property on the second Monday of January,
1911, less than the amount of the assessed valuation?.
What do you consider was the full and true value of the property on the second
Monday of January, 1911?..
Is the objection based on the valuation of the land or the building?
Is the objection based upon any inequality with adjoining property? If so, give
particulars...
The undersigned represents that he is the.....
.......owner of the
above described property and claims to be aggrieved by the aforesaid asssesed val-
uation, and makes application to the Commissioners of Taxes and Assessments to
have the same reviewed and corrected, and asks that the assessed value of said
premises for the year 1911 be fixed at $.
CITY OF NEW YORK |
COUNTY OF.......
-SS.:
ད
being duly sworn, says that he is
the....
...owner of the above-mentioned premises, and that the
statements contained in this application for the revision and correction of the
assessed valuation thereof are true.
Sworn to before me this........
NAME...
...day of...
.ADDRESS.....
No Writing Must be Placed on the Back of this Blank.
.....191......
118
The statement is sworn to and filed with the De-
partment.
·
If the applicant feels that he is in possession of facts
or information which he would like to present to the
Board, and which cannot be detailed in the application,
he makes request for a hearing before the Board. This
is done by simply writing the request in the application,
and in due time he is notified to appear before the Board,
when he is afforded an opportunity to present his argu-
ment for the correction of what he considers an erroneous
assessment. The applications are placed in the hands
of the several Deputies, after the 31st of March, and each
property is revisited, and the statements of the applicant
are considered and answered in detail, and a report is
made to the Board in which the Deputy recommends
such action as in his judgment is justified. If the Board
considers that some change is necessary in order to bring
about an equalization or correction of the assessments,
the revised assessinent is entered in the corrected column
already referred to, and is endorsed as being the action
of the Commissioners. The Board has until the 31st of
May to make such changes, and after that time no
change can be made except for error of fact and not of
judgment. By this is meant that, if a building is located
on the wrong lot, which sometimes occurs in the sub-
urban sections where the streets are not cut, and it is
difficult to determine the exact distance from a corner
not yet established, then this would be an error of fact,
and the owner of the lot would be entitled to a remission
of the tax to the extent of the value of the building.
This power to remit extends to one year after the de-
livery of the assessment rolls to the Receiver of Taxes,
on the 15th day of September. If the taxpayer, who has
applied for reduction of an assessment, feels that his case
has not received full consideration at the hands of the
Board, he may, before November 1st, apply to the Courts
for a writ of certiorari to review the action of the Com-
119
H
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CITY OF NEW YORK
Borough of MANHATTAN
ASSESSMENT District No.12
SECTION 4 VOLUMES 3 ^.
RIVERSIDE DRIVE
760
WEST END AVE
]
SEE PAGE 10
1320
760
[
BROADWAY
AMSTERDAM AVE
800
GOLUMBUS AVE
0211
CENTRAL PARK W.


97" ST
1255
700
600
1229
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640
700
140
800
$80
1227
300
500
600
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560
500
560
480
600
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86" ST
95" ST
94" ST
93** ST.
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600
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600
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800
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600
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62"* ST
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$60
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$50
1214
560
1213
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1212
575
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800
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1600
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950
850
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100
850
750
900 -
700
950
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1000
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1193
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630
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2800-2000 1050
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1300
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720 1100-1500 1800-1000
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67** ST.
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65™ ST
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1950
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let AVE
WEST END AVE
AMSTERDAM AVE.
SEE PAGE
எ
1000
COLUMBUS AVE.
0311
SENTRAL PARK W
BROADWAY
7" AVE
58" ST
120
missioners, and the Corporation Counsel of the City takes
charge of the matter and defends the interests of the City
when the case shall be tried. Land value maps are pre-
pared annually on which are shown the value of each
foot-front by one hundred feet deep, but only for the in-
side lots, the value of the corners being subject to
variation according to location and business, or other con-
ditions. The values are marked in the streets or avenues
on which the land faces, and while this method has long
been in use by several Deputies, it is only within the
last two years that the system has been applied to the
entire city. (See preceding page.)
The values of buildings are computed by the square
foot of each floor, or story, this being much more con-
venient and practical than the cubic foot method. The
Deputy can tell at a glance how many stories there are,
while it would be very difficult to ascertain the height
of a structure, and with figures placed on the various
kinds of buildings, as shown in the previous pages, the
work is rapidly accomplished. The value of structures
in course of erection has heretofore been very difficult
to ascertain, and the methods of arriving at the value
of such buildings, as described in this book, are expected
to assist in the uniform assessment of such structures.
The "Real Estate of Corporations" is assessed as a
separate branch of the Real Estate Bureau, and a Deputy
of great experience is assigned to this work, which is of
a very technical and difficult nature.
It includes all the tangible property of Public Service
and other Corporations situated in streets, waterways, or
public places. The right to operate and use the same
in connection therewith is called the Special Franchise,
and the value of this is determined by the State Board
of Tax Commissioners, who return the values to the
City Department to be included in the total of the Cor-
poration tax. The right of way owned by Corporations,
situated on blocks, or what would otherwise be termed
121
private property, are also included in the tax, but are
not subject to the Special Franchise assessment.
The exemption of property owned by the United
States Government, the State, or the City of New York
(when used or held for City purposes) is a work of con-
siderable extent, many millions being deducted annually
from the taxable value of the City for this purpose.
The following extract from the tax law, being
Chapter 24 of the General Laws, and Chapter 908 of the
Laws of 1896, Articles 7 and 10, Section 4, provides for
the exemption of:
Sec. 7. "The real property of a corporation or
association organized exclusively for the moral or mental
improvement of men or women, or for religious, bible,
tract, charitable, benevolent, missionary, hospital, in-
firmary, educational, scientific, literary, library, patriotic,
historical or cemetery purposes, or for the enforcement
of laws relating to children or animals."
Sec. 10. "The real property of an agricultural
society permanently used by it for exhibition grounds."
This law covers a great variety of exemptions by
which the taxable value of the City is reduced many
millions a year, in addition to the loss by reason of the
purchase of property by the City already referred to.
Exemptions are made on application of the owners
and are acted upon by the Board after the Deputy, in
whose district the property is located, shall have reported
the facts as to ownership, and use of the property.
Other exemptions, such as parsonages which are
allowed $2,000 a year, clergymen who are allowed $1,500
a year, and pensioners, naval or military, who are exempt
to the extent of all the pension money invested in a
home, if occupied by the applicant.
Assessment rolls are prepared from the corrected
Record book, containing the description of the property
for identification only, and opposite each parcel is entered
the assessed valuation of that particular lot.
122
These books are signed by the Tax Commissioners,
who certify that they are correct copies of the Record
books, and they are then delivered to the Board of Alder-
men at the City Hall, on the first Monday in July. After
the rate has been fixed by that body, which is based on
the amount needed to run the city government, plus the
interest on bonded indebtedness and other charges, the
books are returned to this Department and the amount
of tax is entered opposite each parcel and, when com-
pleted, the books are delivered to the Receiver of Taxes
ready for collection on, or before, September 15th. Along
with the assessment rolls, the Department also sends all
apportionments made since the Records closed on March
31st, and all subsequent apportionments are made on re-
quest of the Comptroller, who sends the tax bill with
the application.
By this time the Deputies are again in the field for
the assessments of the following year, and the only time
during which vacations may be allowed are the mouths
of July and August, part of which time the books are in
the hands of the board of Aldermen.
IMPORTANT DATES.
Assessing commences 1st Tuesday in September.
Books completed and open 2nd Monday in January next.
Last day for receiving complaints, March 31st.
Last day for Commissioners to act, May 31st.
Books to Board of Aldermen, 1st Monday in July.
Books delivered to Receiver of Taxes, September 15th.
Commissioners can remit for one year after such delivery.
Taxes collectable and become a lien 1st Monday in Oct.
IMPORTANT FIGURES.
Number of Parcels assessed for 1910, 500,276.
Assessed Value of Real Estate for 1910, $7,044,192,674.
The Value of Exempt Property is ..
1,359,014,139.
123
Preparation of 378 volumes of Record Books each year.
"Assessment Rolls each year
((
((
378
(C
and the entering of the amount of taxes to be collected
against each of the 500,276 parcels of which 178,000 are
vacant. The cost of this work is 83 cents per parcel, or a
total of $415,643 a year, and this is divided as follows:
The cost of the Boroughs is as follows
Manhattan
Per Parcel.
Bronx
Brooklyn
Queens
Richmond
I
.91
I-00
.73
.76
1.14
Per Parcel.
Cost of General Administration, Secretary's
Office, Supervision and Review
Making 378 volumes assessment rolls and
extending tax
Cost of Surveyor's Bureau
Cost of assessing and making 378 volumes of
Record books
I
.17
.09
.09
•48
Average .83
BLOCK MAP AND RECORD BOOK.
On the two following pages are given a diagram of
a block, and a copy of part of a page of a record book,
for the purpose of explaining the method of entering
assessments and showing the various columns already
described.
The property on Avenue B is estimated at $200 a
foot front by 100 feet deep. Lot 30 is 25 feet wide, and
is worth $5,000 without extra value for corner, for which
50% is added, making the total land value $7,500. There
is erected on the lot a 4-story building 25 ft. x 90 ft.,
for which $17,500 is the estimated value, or $1.95 per
square foot of each floor, making the total value $25,000.
124
A
$200.
AVENUE

G
૬૮
J
11
10
12
E
13
9
8
100
25
14
15
100
FIRST
25
100
८
SECOND
50
25
100
16
17
9
$100.
25
20
"
"1
19
20
21
=
20
50
22
200
526
75
40
20 20
100
L
4
3
75
75
25
35
$100.
20 20
50
200
STREET
100
STREET
100
23
AVENUE
25
$200.
100
B
11
27
28
=
29
=
30
se

i
125

ANNUAL RECORD OF ASSESSED VALUATION OF REAL ESTATE, THE CITY OF NEW YORK, 1910.
SECTION
2
VOLUME
А
&
Avenues.
Between A
OWNER OR OCCUPANT
Size of Lot
DESCRIPTION OF PROPERTY
,
BLOCK NO526.
Between
Size of House
Stories
High
Houses
STREET
No.
on Lot!
хак
WARD, LOT VALUE OF
On
REAL ESTATE
MAP No. UNIMPROVED
& Ind
VALUE OF REAL
ESTATE WITH
IMPROVEMENTS
THEREON
BOROUGH OF MANHATTAN.
Streets.
CORRECTED
AMOUNT
REMARKS
West Side Avenue Bo
James J Brown
25
X
10025
"
"
X
"
904
653
3.
"
878 30
880 29
88228
brturen 1 & 2 Streete.
DwQ
n wi
25000
250
13500
7500
5000
5000
13500
x
"
1.3
h
884 27
5000
14500
x
23 25088
Dub
25000
"
Million Dymith
Rr.
Andrew & White
Ave 3. Inerating be. 100
George Hermanu
Unknown
во
Frank William's
J.
25
100 Vacant
North Side 1st Street bxturen Ave. Ar D
50
Covered
31000
6300
6300
200
2
11000
20
X
75
20
X
45 2x6
2014 3
1800
"
"
206 4
1800
x
3
2208
5
3900
taboo
50
x
88
L
.210
6
5000
45000
9800 Day Comms!
25
x
100 25
65
3
2500
11000
Die Gregory Driew 35
William Richarda
100 25 75 (shop)
22
10050
2147
126
Index
Acre, equivalents
Areas
Apartment houses, high class
Appraisers' data
Bakers' ovens
Barns
Boat houses
Boilers
Brick buildings, detached
four story apartments
two family
66
་་
ffats
old style dwellings
one story stores
and store
"
two
three
-
PAGE
12
11-13
88-89
16
IIO
20
19
IIO
55
56
61
62
64
57
58
59-60
61
((
63
private dwellings.
semi-detached
six story tenement
54
-
65-66
,!
elevator apartment
67-68 69
two family
51-52
three story flats
Brick walls
50
Building values
97
17
Buildings, cement block
concrete
hollow tile
NU ADA
42
46
45
53
28
108
ΙΙΟ
Bungalows
stone front
Coal pockets
Cost of bakers' ovens
A
"
boilers
brick chimneys
common brick
concrete
electric wiring
elevators
engines
flooring
framing, labor
material
gravel roofs
heating
iron stacks
lathing
painting
66
plastering
-
plumbing fixtures
pressed brick
roofing
slating
sprinklers
steel construction
IIO
гоб
97
97
ΙΟΙ
105
ΙΙΟ
100
99
99
102
ΙΟΙ
тоб
100
ΙΟΙ
100
100
97
102
ΤΟΙ
105
102
Cost of studding
terra cotta fireproofing
tiling floors, walls, etc.
tiling roofs
tinning
Department stores
Depreciation
Elevator apartments
Elevators
Electric plants
Excavating
Factories, concrete
brick
cost of
Factory chimneys
Foundations
Framing timber
Frame buildings, bungalows
".
cottages -
construction of
old
one story
stucco
two story
PAGE
100
103
ΙΟΙ
ΙΟΙ
ΙΟΙ
71-72-73-74
III
67-68 69-88-89
105
III
96
46
47
105
106
96
99
28
29 to 36
37
23-24
21
44
22
•
two family
26
•
three story
27
and basement
25
cost of
Garages
Gasometers and gas plants
Greenhouses
Hotels
34-43
107
Ice plants
Land values
Land, condemnation of
III
38
85.86-87
III
I to Io
4
Loft buildings
76 to 79
cheap construction
104
Mansions
92 to 95
Mile, equivalents of
12
Office buildings
<<
Piers
details of cost
So to 84
104
39-109
Piling
Plottage
Private residences, high class
Steel construction
(C
cost of
trusses
weight of
Table of land values
Tenements, six story
Theatres
-
moving picture
Wagon sheds
Water front properties
109
16
90.91
75
103
103
104
8
65-66
108
48
18
5
n
300
X0/C

3
UNIVERSITY OF MICHIGAN
3 9015 05854 5081
OF
MICHIGAN
HJ
3324.2
. 089
Craigen
Practical methods
for appraising lands
•
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