104





The Record and Guide.





Decembers—9, 1882





of increase from 1880-90 a.nd from 1890-1900 respectively, we obtain
the following estimates: In 1890, 2,473,105,741 bushels, and in 1900,
3,551,272,267.

These figures may appear impossible to the casual observer, but
the estimate for 1900 is only an increase of 106 per cent, on 1880,
whereas in the previous twenty years, from 1860 to 1880, there had
been an increase of 170 per cent., and it will therefore be seen that
we have calculated somewhat moderately, rather than over-esti_
mated, the future production of this cereal. It is, of course
necessary to estimate a smaller ratio, the increase always becoming
smaller, proportionately, when the production arrives at a very large
figure.

10.—COTTON.

Inc. in 10      Inc.

Bales.                                             Bales.                years.       perct.

1850-1...........2,415,257              1800-1............3.826,086              1,410.829         58

1860-1...........3,826,080              1870-1............4,352,317                 526,231          13

1870-1...........4,352,317              1880-1............6,589,329              2,237,012         51

The production of this plant has steadily increased, though owing
to the civil war the proportion from 1860-70 was not so great as
during the previous and subsequent ten years. Taking, however,
the mean increase of the past two decades, namely, 33 per cent,
every ten years, which is 19 per cent, less than the increase from
1870-80, we may confidently calculate on the following figures : In
1890, 8,697,914 bales, and in 1900, 11,481,246.

These figures may appear very large, rspresenting an increase of
74 per cent, from 1880 to 1900 : but had the statistician in 1860 been
told that the piroduction of cotton would increase 72 per cent, dur¬
ing the twenty years following he would never have given credit
to the assertion. So far, indeed, from being an over-estimate the
above figures will probably be surpassed. Had there been no civil
war it is safe to assume that the increase from 1860-80 would have
been at least 100 per cent. Should no such disturbing influence
intervene to affect the cotton yield of the next twenty years the
figures estimated will no doubt be reached.

Our mining and agricultural industries have increased generally
in greater proportion than our population, which will be seen from
the following table:—

POPULATION.

Inc. in 10  Inc.





1840............   17,069,453

1850............   23.191,876

1860............  31,18.3,744

1870...........  38,555,983





1850............ 23,191,876

1860..........31,183,744

1870........... 38,555,983

1880............ 50,155,783





years.      per ct.

6,122,423         35

7,991,868         34

7,372,239         23

11,599,800         30





From these figures it will be seen that our population shows a
decrease in percentage at each decennial period, and presuming that
it will increase 30 and 23 per cent, during the next two decades,
our population may be estimated as follows: In 1890, 65,202,517, and
in 1900, 80,199,095, being an increase of 15,046,734 and 14,996,578.
respectively.

The following table jjresents a synopsis of the calculations we
have made in this article, the figures for 1890 and 1900 being, of
course, estimates only:—





No.   Articles.              1860.

1  Anth. coal, tns     9.807,000

2  Pig iron, tons..       821,000

5  Lead, tons. ..         14,000
4 Copper, tons..           8,000

6  Petro.,bbls....     2,114,000

6  Gold, dollars..   40,000.000

7  Silver, dollars.     2,000,000





1870.                   1880.                     1890.                   1900.

17.820,000          24,843,000         39,748,800          63,598.080

1,696.000         3,835,000         8,283.600       17,892.576

10,000             95,000           167,500           335,0)0

13 000             25.000             44,250             78,322

5.795.000       27,264,000       52,483,2 0      101,030,160

50,000,000       33,522,000       doubtful.       doubtful.

22,100,000       45,078,000       08,293,170       91.508,840

8  Woeat. bushels 170.176,027     235,884,700      498,.549,fi68      869,969,519   1,518,1:96,860

9  Corn, bushels. 827,094.527   1,094,255,000   1,717,434,.543   2,473,105,741    3,551,272,267
10 Cotton, bales..     3,826,080         4,352,317         0,589.329         8,697,914       11481246





The  New  Apartment  Houses.

The demand for first-class suites of rooms, in apartment houses,
continues unabated. Every week new plans are filed at the Build¬
ing Department, some of which contain novelties, if not improve¬
ments, upon the apartment houses first erected. It seems to be a
settled matter that hereafter a very large proportion of our well-
to-do resident population will patronize these vast domestic pal¬
aces, erroneously known as Paris flats. Palaces, by the way, is
hardly a suflaciently pretentious word to properly designate these
stately edifices, for the residences of the emperors, kings and
queens of Europe are generally very modest buildings compared
with them. Palaces abroad may cover a good deal of ground, yet
they are rarely more than four stoiies in height; some of the most
celebrated have only three stories, whereas many of our apartment
houses are nine, ten and even eleven stories in height.

One serious mistake has been made by the constructors of some
of these establishments. In the anxiety to get a large rental from
a small piece of ground, the wholo lot has been built upon, the
result being defective ventilation and many dark rooms. Under
our heqlth and building laws, however, owners are forced to leave
a vacant space of at least 10 feet of the hundred in depth. But
this has been found insuflacient and now the wisest builders of
apartment houses are setting aside one-fourth of their ground for
vacant spaces, so that every window may look out upon the
"open." A careful calculation shows that more rent can be got
from a many-storied apartment house, where a generous allowance
of vacant space is made, so that all the rooms, parlor, kitchen and
bed-chambers can be well lighted and ventilated. There is some
danger that fche building of flats is being overdone ; if so the time





will come when would-be tenants will have a wide liberty of
choice. In that event the rooms where the owners have not con¬
sidered this matter of vacant spaces, will be difficult to let and the
suites of rooms which have plenty of light and air will have the
call. It has been found that on the ordinary buildiug lot of 25x100
it is unwise to have the structure more than sixty to sixty-five feet
in depth. Experience has now demonstrated the fact that the
apartment house, however high, should not occupy relatively any
more ground than the ordinary dwelling.

The newer residence mansions for many families are a very
great improvement over those first built. One feature is particu¬
larly worthy of notice : the parlors, reception-rooms, libraries and
dining-rooms are differenced from the kitchens and sleeping-
rooms by having higher ceilings and being on a floor by them¬
selves. This is effected in one of two ways: In the duplex system,
as it is called, the front rooms of a building have high ceilings; but
the back rooms, which are reached by stairs, going down and
going up, are smaller, have lower ceilings, and are situated in the
back part of the house. By the other system, the person who rents
an apartment gets a portion of two floors; on the lower one are his
high ceiling rooms, while the next story, with the bed-chambers,
have lower ceilings. In this last case, as the entrance is into one
of the lower rooms, each suite of apartments is disconnected from
all the rest of the building, and, in fact, makes what is subs
stantially a number of complete houses within a larger house, Thi
has several incidental advantages. In a ten-story house the eleva¬
tor makes but five stoppages, and this saves time; and then there
are no hall-ways, and no passing by other people's doors. If one
wishes to sleep or study he may retire to the upper rooms, and so
not be interrupted by children or visitors. In these apartment
houses, also, there are especial attractions for rich people as they
can be so arranged that reception-room, parlor, library, dining-
room and hallway can be transformed into one great hall for
festive occasions. This is a matter of the utmost moment to rich
people in so large a city as New York. Owners of ordinary houses
can rarely accommodate more than a hundred persons when their
visiting list often forces them to invite five to eight hundred to
their receptions. The Kuickerbocker apartmeut house suites of
rooms, for instance, will accommodate quite as many persons as
Delmonico's banqueting room.

We suspect there will be a check to the building of very many
more of these immense establishments, but they certainly offer
many advantages. Fewer servants are required, the appartments
are more accessible and compact, there is less danger from burg¬
lars, while the family can leave for the country in the summer
without much fear of their household possessions being stolen
during their absence. Still it is reasonable to suppose that
after all the great majority of people will prefer to live in their

own homes.

—-----—•---------

The Holyoake reception last week brought together a very
curious assemblages of clergymen, reformers and philanthropists.
Addresses were delivered by Parke Godwin, Rev. Dr. Collier, Prof.
Felix Adler, the Rev. R. Heber Newton, and George Jacob Hol¬
yoake. Many notable things were said about co-operation at home
and abroad, but the meeting was not reported in any of the papers,
yet it was a kind of matter which would have been copied in
England, and would have interested tens of thousands in America.
It is true, co-operation is not as interesting a topic now as it has
been, for, despite the enthusiasm of its advocates, it has failed in
nearly every instance in this country. It has been the favorite
panacea for curing the ills of labor and literally thousands of
experiments have been attempted, but in every case without suc¬
cess. In England it has succeeded in oniy one form, in the distri¬
bution of goods through co-operative stores. This was because of
the defective methods of retail trade in the large cities. When A.
T, Stewart, nearly forty years ago, adopted the one price and cash
system, he gave to the public all that was valuable in English co¬
operation, and made the successful establishment of what is known
in England as "the Rochdale plan" impossible. It would be
absurd to start a co-operative grocery store in New York, when the
large concerns now in existence sell for cash at a trifle above cost,
and make their great profits in the sale of liquors by the bottle and
demijohn. Co-operation in production and distribution will succeed
when ships crews command the captain, and the rank and file of
the army the general, but not before. The great business of man¬
kind since the beginning of time has been war, and the proper and
effective organization of industries as of the State is that of the

army,                                                                                            «

--------•--------

It has been customary when a broker has made a sale of a piece
of property at private contract for him to bring the purchaser and
seller together to sign an agreement for the transfer of the same as
soon as the buyer shall be able to ascertain that the seller can give
a good title to the property. Upon the signing of the contract the
purchaser deposits with the seller a sum of money sufficient to
guarantee the fulfillment of his part of the contract, and immedi-