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RECORD AND  GUIDE.





March 2, 1901.





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Review of the Week.





It Is no wonder that speculative builders are doing their best
to pick up sites available for improvement in the fashionable
residential section. The demand for handsome dwellings contin¬
ues unabated. Such buildings on 52d st, on 57th st and on 04th
st, near 5th av, have been purchased during the past week hy
people, who propose to knock off the high stoops and put an en¬
trance in the basement. A local story-writer has recently sug¬
gested that an archaeologist who uncovers the ruins of New
Tork several thousand years from now will naturally infer from
the prevalence of high stoops that New Tork, like Venice, was
a city wilh water flowing In the streets, and that the stoops
raised the entrance of the houses above the water level. But
if present tendencies continue this inference will be no longer pos¬
sible; for the entrance on the ground floor tends more and more
lo get complete control of the situation. Builders who supply
the demand for the better class of residences as uniformly adopt
ihis method of entrance as do the owners who alter to suit
their own purposes, and there can be no doubt that it makes
possible very much more acceptable interior arrangements than
is possible when a high stoop is used. One aspect of this resi¬
dential activity in the neighborhood of upper Sth av is often
overlooked. One would naturally expect the demand for new
houses to seek its object in some relatively new part of the
city; and- for many years certain streets and parts of the Weat
Side were improved for the particular purpose of satisfying this
demand. It was even supposed at one time that as business
encroached on Sth av, the fashionable residential section would
gradually be transferred to some region or regions west of the
Park. But such an Idea is no longer possible. Fifth av Is
becoming more and raore a business street as far north as 48th
st; but Murray Hill and the neighborhood of Sth av have been
more than ever stamped as the fashionable part of the city,
and people with social ambitions have no alternative but to stay
in that vicinity. While there are numbers of handsome resi¬
dences on Riverside Drive and elsewhere on the West Side, the
tendency is at present running strongly towards apartment
houses both on Riverside Drive and on the other streets and
avenues, which, it was originally expected, would be lined with
fine residences.
It is interesting in this respect to observe how one thing leads

/ to another. We pointed out recently what an influence Andrew
Carnegie's house, at 90th st and 5th av, had upon surrounding
property, and as the conveyances show this week, the desire
of that gentleman to protect himself has even gone so far that
he has been buying some 17-feet front houses on the other side
of 91st st at remarkably good prices. Something of the same
thing seems to be meant by the purchase, credited to James
Stilman, of Henry T. Sloane's house, at No, 9 East 72d st. An¬
other dwelling intervenes between Mr. Stillman's residence on
the corner and the house just bought, but considering that Mr.
Stillman recently bought Nos. 17 and 19, on the same street, he
certainly has some peculiar interest in property on the same
side of 72d st as his own house. Even if he only wants to select,
as far as possible, his neighbors, such a demand on the part
of rich men increases the value of property anywhere near their
dwellings; and no doubt as the years go on the number of
houses which occupy the frontages of whole blocks will largely
increase. It may be noticed also in this connection that the
statement of the Record and Guide some weeks back, that plans
for a twenty-story hotel had been drawn for the remaining cor¬
ner of the Orphan Asylum property, has been partly confirmed
during the past week. It can scarcely be claimed that the erec¬
tion of so tall a building, in the immediate neighborhood of the
Roman Catholic Cathedral will tend to improve the appearance

■   of that very interesting piece of ecclesiastical architecture.

One of tbe periodic speculative movements In unimproved
property on Washington Heights is apparently under way. A
couple of weeks ago the transfer of fully two blocks appeared
in the conveyances, and recently three other large sales have
been announced—a plot, 100x275, on the northeast corner of
Broadway and 144th st; another plot on the west side of Broad¬
way, from 152d to 153d st; and the Knapp property, of 60 lots
on the Boulevard and 163d st. It is noticeable that all these
parcels are along the line of the underground road. This move¬
ment, whatever it amounts to, appears to be conducted on a
very legitimate basis. It is reported on good authority that
within the last ten days contracts have been closed for the pur¬
chase of 200 lots on the Boulevard, excluding the Knapp prop¬
erty, and that the capitalist behind these purchases is either
Charles T. Barney or some other operator equally responsible.
It will be a number of years still before Washington Heights
can be Improved to any considerable extent, and In the mean¬
while there will naturally continue to be a great deal of spec¬
ulative activity.    Moreover, if present tendencies prevail, values





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will be adjusted to the probability that Improvements will be
confined to small dwellings and flats.

In addition to the foregoing lines and centres of activity, the
week shows the same large number of small sales distributed
all over the city, which has been customary of late, and some
large sales as weil. The purchase of Flake & Dowling of the
southeast corner of Pine and William sts from a family which
had owned the parcel for 150 years is another interesting in¬
stance of speculative dealing in well-situated business prop¬
erty. Nos. 95 and 97 Liberty st, which were given in exchange
for part of the purchase price, has been thereby taken out of the
markel; and although it is said that the buyers have no intention
of doing anything with their new acquisition, it is not probable
they took it over merely for the purpose of letting it remain as
it is—any more than the Central Realty Bond and Trust Go.
purchased the Boreel Building for a like negative reason. An¬
other impoitant sale is that of Nos. 838 and 840 Broadway,
being the southeast corner of 13th st, to Charles Gould, who took
title to No. 830 Broadway several months ago. The plans filed
contain a large proportion of uptown fiats, which is a good sign.
During the next month, there are likely to be an unusually large
number of permits taken out for tenements all over the city, for
any builder who is thinking of erecting such a building will wish
to get his plans accepted before the severer requirements which
the Tenement House Commission have proposed are enacted into
law. These requirements become effective as soon as the bill Is
passed by the Legislature and signed by the Governor, and a
good deal of activity consequently may be expected on the East
Side in the near future.





Coming Auction  Sales.

Herbert A. Sherman will sell at auction the 5-story flat, No.
113 St. Anns av, on Tuesday next. Particulars will be found in
our business pages or had of the auctioneer at No. 10 Wall st.





Richard V. Harnett & Co. announce the auction sale of No. 105
East SOth st, for Wednesday next, and of No. 11 Great Jones st,
for the following day. The first parcel is a 3-story and base¬
ment dwelling, and the second, a lot 26.6x100x34.6x100.6. on the
southw-est corner of Elm st, now occupied by an old building and
suited to improve with a modern one. On Thursday, March 14,
they will offer No. 256 West 47th st, a 6-sty brick store and flat
on lot 25xlOO.S, a choice farm in the town of Northfield, Borough
of Richmond, and the leasehold property No. 157 East 65th st.
Maps, etc., can be had at Nos. 71 and 73 Liberty st, the auc¬
tioneers' address.





An attractive and varied bill of auction sales, to be conducted
by Byran L. Kennelly on Wednesday next, will be found in our
business pages. It is made up of Manhattan and Brooklyn resi¬
dence, business and vacant parcels, which are nearly ali placed
on the auction market by trustees or executors to close various
estates. Intending puyers are recommended to examine this an¬
nouncement carefully, as it gives such a wide field for choice
and the possibility of bargains. Locations and descriptions are
set out in detail and the auctioneer will supply maps and give
other information desired at his office. No. 7 Pine st.





PREPARING TO BUILD IN CITY HALL PARK.

Horgan & Slattery are making borings In the open space be¬
tween the south end of the County Court House, and the north
end of the City Hall for a foundation for an extension to the
Court House. The addition is to be built under the direction of
the justices of the Supreme Court by authority of a law passed
last year. Justices Truax, Scott and Dugro are a committee,
with Justice Truax as chairman, In charge of the details. The
committee has authorized Horgan & Slattery to prepare ground
and building plans for an extension four stories high, and for an
addition of two stories to the present building. The entire in¬
terior of the present building is to be remodelled.





SALE IN THE UPPER WEST SIDE.

The heirs of the late Shepherd Knapp have sold to Loyal L.
Smith, through J. Romaine Brown Co., a plot of about sixty lots,
bounded by Boulevard Lafayette, Ilth av, Boulevard and an
Irregular line at about 163d st. The property has been in pos¬
session of the Knapp family for about eighty years. It at one
time belonged to Aaron Burr. Mr. Smith took title on Tuesday
from Jacob D. Sutler to the Columbia College tract, which ad¬
joins the Knapp property. The revenue stamps on the deed In¬
dicated a consideration of $342,500.