THE OREGON SUNDAY JOURNAL, PORTLAND,' SUNDAY f MORNING, OCTOBER 3, 1S20.
HIDING COSTS
BY PRICE CUTS
uujuth Realtor; Declare . Present
Best Time to Build; Costs to
Remain Constant.
General decline in commodity
price has not struck realtors and
home and business builders, accord
ing; to review of the realty and build
ing markets made last week by N,
J. Upham. of Imluth. Minn., vice
presfdent of the International Realty
Associates, vrho was a visitor in the
city. Upham, in leading up to the
declaration that the .present Is the
r best time to buy or Suild. said:
"If we allow our whs to bias our
, Judgment, we will exoWt a reduction in
building- costs. If ve study causes and
effects, we will realize that building costs
cannot permanently decline for several
? years.
"During the war building- was restrict
ed, labor diverted to war necessities.
surplus lines In bulldnig- were not ac
. cumulated, but existing stocks were de-
commodities. For the five years of war
and two years since the average bulld-
Ins; construction for the period has not
I equaled 60 per cent of normal. terore
I the war the United States built normally
i SOO.000 dwellings a year. Building about
0 per cent of normal during the last
i seven years, we are short at least three
i full ycats of dwelling construction, jr
! 1.800.000 houses. During these seven
' years the United States has increased 10
, s(er cent in population, we nave aiso
drawn from the farm and the country
i Mveral million to the cities. Like con-
t Anions occurred 'in other nations.- lA
world shortage of houses and commer
i clal buildlnes has developed.
1 , "The Dublto has persistently believed
t building costs would decline ; they have
i seen prions go higher and higher. Last
f year's advance was caused on lens than
a normal year's construction. Wo must
soon build a normal year's construction
and soon start to overtake delayed con
struction. If In 121 we build 100 per
cent.' what will happen? When we start
to overtake the construction shortage
and build 60 per cent above normal each
vfr. it will take fully six years to over
take the shortage. With the demand
then for building materials, what will be
th effect in prices?
"The home builder asks. 'If I build at
nreaent hieher coat, will I not make a
loss In 10 of 15 years?' Apparently yes
actually tio when we consider the
purchasing power of his money now and
then. He forgets that, even should he
sell his house In 19" or 15 years for a
third less than cost, that the purchasing
power of the money he then receives
will be much areater than tne purcnas-
Inar nower of the present cost of his
house. In other words, after deducting
his supposed loss on his house, yet with
what remains he will be able to buy a
.much larger quantity of all kinds of
goods than he can now with the original
and lanrer cost.
"He must consider, inddition. that If
t he and others do not build, necessarily
rents will advance higher and higner un
til they teach a point that will pay a
fair Income on present costs of building ;
i that to do this rents must go a full 100
per cent above pre-war normal rents and
j probably more.
(. Oo'not conditions warrant the better
i that between now and the spring of 1921
will be the cheapest time for building
; for several years? The public must come
'r to the Inevitable it must finally build.
' The danger Is that within the next seven
years a building hysteria will occur tem-
i porarlly putting building costs much
higher than anything we have yet seen.
Let us base our Judgment on reason, and
! Opportunities Open
I For Workmen and
i Dwellings Plentiful
Willamlna. Or.. Oct. 2. Willamin
offers to worklngmen plenty of houses
at a reasonable rental, some of them
furnished. "The low rent is due to the
closing of the brickyard here, which
gave employment to 200 men. Other in
dustries have opened but still there
is an abundance of bungalows waiting
for occupancy. Good houses are rent'
Ing as low as $9 a month. With good
school facilities, willamlna orters a
home for the man who' desires to give
his children the advantage of a city
school system.
With the Increase of business due to
the new mills and railroads In this sec
tion, all houses will probably be occu
pied by the first of the year, it Is said,
Families are moving ot town each day
to take advantage of the schools, and
'the mills afford the bread-winner an op
portunity for employment throughout
the winter.
j Survey Is Made of
Centralia Normal
Centralia, Oct. 2. A . complete topo
graphical survey lias been made of the
buildings and campus of the Centralia
State Normal school by Hill. . Mock &
Griffin, Chehalls architects, and was sub
mitted to the board of the normal school
trustees. The plans show an administra
tion building in the center, with science
ball and library. Other buildings prob
sbly will be two dormitories, a gymna
sium, a teachers' training school and a
manual training building.
It Is expected that the complete group
will be completed within two years.
Aberdeen Is Selected
: . .... v. X til V.I V J
was selected for the annual meeting
next year of the state organisation of
loan and building association represen
tatives at the annual meeting recently
held in Yakima. W. O. McCaw of this
city was also elected a delegate to the
national convention to be held in New
Orleans next year.
NEW UTILITY IDEAS SEEN IN SCHOOLS
' . .in 1 ..J i-jni ii i r, i ji i . J I I II ..
a, ft " - -' P " A " --lJJLLiLii!'... I ' "Ir, i
o cnTTlt-ULI 11-11 tU II UUBirUltl H I IhH
iiii mi Hyu""ww, i t ii vm at aiii i i i rii liulil iuu";
Three Tillamook county districts boast new "chool structures, in which
ated plans for - community meeting places in connection with school
school. Center Brighlon school. Below Wheeler school.
Vegetable Oil Co.
Authorizes Stock
Issue of $200,000
An additional stock issue of $200,000
has been authorised by the newly organ
ised Portland Vegetable, Oil Mills Co,
which will take over the copra-reducing
Industry deserted here by the Palmolive
company when it moved to Stan Fran
cisco. The mills company, Is capitalized at
$500,000, say Its officers In announcing
the new stock Issue. The capital stock
authorised is $1,000,000. As soon as the
new issue of $200,000 Is solid, officers
declare, work on the company's plant
will be started and sale of the additional
capital stock will be reserved.
C. A. Palntont manager of the late
Palmolive company here,, will remain in
Portland as president and manager of
the new company, which is composed
thus far of 28 representative Portland
and Oregon business men.
Timber Valuation
Reduction Is Asked
Roseburg, Oct. 2. Protesting the re
cent rise in the tax rate on timber
lands, representatives of 49 large com
panies appeared before the board of
equalisation last week to ask for a re
duction in the assessment on timber in
Douglas county. Several years ago
property valuations were reduced 20 per
cent This year it has been raised 23
per cent, thus' putting It back to normal.
Timber, according to Assessor Calkins,
has increased In a much greater propor
tion than farm property. Accordingly
the assessment on timber valuations
were increased 40 per cent, instead of
25 as on farm property. This Is 12 per
cent above the old rate.
Model Farm Bnildlng
Roseburg. Oct 2. Work on the Model
farm, just east of this city, is progress
Ing very rapiaiy. The buildings are
being erected at the present time ai:d
the level land along the creek bottom
Is being cleared for the farm proper,
Several acres or fine, sandy loam is
covered with oak timber, and this Is
being grubbed out and the wood will
be used on the farm. The poultry
house will be 19 by CO feet in slse, of
the- last modern type, and the other
farm buildings will also contain all
the modern improvements for conven
lence to the farmer. -
For Your Wall and Ceilings
c REAVER BOARD does away with the crack--
In of plaster tnd'the nuisance t jepaper
inr. It makes a complete wall that needs no
repairs. It Is very easily put on. beautiful in
destpi and color when " painted.'. 4 1 jreat
advantages. Let as tell yoa all about it
Booklets and Panel lyotrts at
RASMUSSEN cSLCO.
- , ,.....v..v, . .... - Jt. , in L ..m ill " Jj
' 10 K'T'IT " " ' 1 ' ii I i
REALTY MEN ARE
LINKED TO BAR
OUT ORIENTALS
Deals Whereby Japanese Seek to
Purchase Local Hotels, Apart
ment Houses, Will Be Declined
Japanese landlords will not be
come prevalent in Portland, if the
Portland Realty board members
have a band in a campaign of pre
vention that was launched here
when the purchase by Japanese of
hotel and apartment house proper
ties throughout the Northwest be
came a popular pastime.
Such is the statement of Realty board
officers in answer to the rumor that a
wholesale purchase by various Oriental
capitalists is under way in the Portland
apartment house district.
"An agreement within the board,"
Secretary Brockman reports, "is still
effective and under it practically none
of the ' members will handle . such busi
ness either for white or Japanese clients.
They simply decline to be parties to
s.utlt "ranaactions.
"It U my opinion that the Japanese
will not control such properties m Port
land as they do in Tacoma, Seatt'e nnd
civewitere. There are come Individual
cases cf such tranaccUoris, but th jy
have net been handled through reput
ao io realty dealers anu CFiecially nn
by 'members of the board.
I cannot call to mind any local hotel
or apartment house of the better class
now owned by Japanese. It was only
a few days ago that an 118,000 transfer
of this kind was presented to a boara
member who flatly and promptly re
fused it Ths refusal killed the sale.'
"The report that Japanese and Greek
are buying up valuable hotel and apar
ment properties and managing trier.
with white help, a condition that does
exist elsewhere, is not true in Portland
to my knowledge."
Big Freshmen Grid
Squad Out at 'W
University- of Washington; Seattle,
Oct X. Fifty-five freshmen, are work
ing out on the Sun Dodger -yearling
squaa wiui 23 more scneauiea to appear
before . the end of the week, giving
Coaches -Wick and TidbalL one of the
best appearing squads of freshmen that
ever answered the call here.
Since freshman football; has been ex
lenaea to iniercouegiate Dounds. un
usual Interest is being - hown In that
branch. The sun ITodger babes will
meet-: the .-. Puilman : freshmen here and
the Oregon yearlings at Kugene. .
i .
Architect Burggraf has incorpor
auditoriums. Above Clove rd&le
Work to Commence
Soon on Units of
Paper Stock Firm
Construction operations n a series of
three small buildings for the Independ
ent Paper Stock company will be start
ed within a few days, following the is
suance last week of building permits in
which the Hurley-Mason company is
named -as contractor. The Independent
Paper Stock company, with headquar
ters at San Francisco, will remake ref
use paper at the local plant, it Is said.
by a special process, and the plant i
will give employment to a number of
men.
The contractors estimate the cost of
the buildings under way to be about
140,000. The buildings are to be of
brick and frame construction. The site
of the plant is designated as 4S1 Over
ton street A supplementary permit calls
for the expenditure for the same com
pany of 6500 on the repair of a sort
ing shed at 284 Fourteenth street be
tween Overton and ' i etty grove. Build
ings now on the property are being
wrecked. "
Wallace Expert to
Build Silver Mill
In British Columbia
Wallace, Idaho, Oct. 2. That sister
silver-lead camps appreciate what ex
perience in such a stable mining district
as the Coeur d'Alene means when It
comes to securing capable mechanics is
evidenced by the employment of Otto
TrojanowBkl of Wallace to construct the
first mill on Portland canal at Stewart,
British Columbia. . Stringe-f Canadian
immigration laws caused vexatious de
lays in starting but eventually, com
petent millwrights from this section were
permitted to cross the line and since
then work on the mill has progressed
as favorably as could be expected. The
plant which is to be of 100 tons dally
capacity, is being constructed for the
Premier silver-lead mine owned by men
connected with the American Smelting
ana Kenning company.
Auditorium Plans
At The Dalles Are
ProgressingRapidly
1
me uaues, uci. . z. .fians ior con
struction of the municipal auditorium
here are getting actively under way. The
mayor's committee of 15 met Thursday
and W. H. Wilson was chosen permanent
chairman to see the construction
through.- - '
Wilson named plan and site commit
tees. W, - J. Seufert being chairman of
the former and .W. EV Walther of the
latter. Building will probably not be
commenced until spring, but the details
of securing" property and of selling the
bond. Issue Of 1125,000, authorised at the
spring election., are to be carried out as
quickly as possible. Another meeting
of the committee will be held withla a
few days. , '.. "'
' : v"-j .1;'-. y- vi;
HOQUIAM FORGES
AHEAD RAPIDLY:
BUSINESS GAINS
Construction of. New Downtown
Structures in Grays Harbor
City Reflects General Increase.
Hoqulam, Oct 2. "Downtown"
development in Hoquiam is holding
Its own with any place in the North
west, size considered, and leading
many communities. Confidence in
the second city of Grays Harbor
county has within the past few
months resulted in construction of
business blocks valued at over $350,
00, while other buildings arranged
for will be valued at as much mpre.
Business property bas changed hands
within the past two months for a con
sideration of approximately $100.000.,
Kearing completion at the corner of I
and Seventh streets is the three story
concrete and brick home of the Ameri
can Legion. This structure will cost
over $12,000.
BASK TO LOCATE
The ground floor will be 'utilised as
the quarters of the Lumbermen's bank.
The second floor will contain handsome
and modern office apartments while the
upper story will be the home' of the
veterans.
At the comer of Fifth and I streets is
the two-story concrete building of the
Whitney Motor company recently
ished at a cost of $75,000.
The Poison Logging company has
under way its new office building. It
is two stories of concrete and will cost
about $123,000.
The Masonic lodge has purchased the
corner at Eighth and K streets and will
build thereon a three-story concrete
temple at a cost of $20U,0V0.
HOTEL WILL MOTE
The Pomona hotel, a wooden structure
at present occupying the corner, will be
moved rather than being razed, accord
ing to present plans.
Workmen are busy on the new fire
headquarters for the city. This building
is located at J and Fifth streets and will
cost about $10,000. Plans for a city hall
to replace the one destroyed by fire have
not been completed, but as a necessity
this building to cost about $50,000 will
be erected In the near future.
Carl Tandrup and James Warren re
cently purchased the corner at J and
Sixth streets and have completed
garage on the site.
By a deal consummated a few. days
ago, Hoqulam lodge of Moose pur
chased the corner at Fifth and J streets
and will erect thereon a $75,000 lodge
borne. The lot has a frontage of 125
feet on J street and 100 on Fifth. The
iloose plan a building three stories high
of fireproof material, possibly of brick.
L. L. L. L. CLUBHOUSE
The Loyal Legion of Loggers and
Lumbermen at a meeting last week de
cided to erect a clubhouse at a cost of
$125000. The city, through the Com
mercial club, has been asked to assist
to the extent of securing a site. It has
been suggested to the city commission
- '
miv. w.imm
ill-1
Before Thomas H. Williams, manager of the Pacific States Fire Insurance
Company, purchased a home in Portland, he and Mrs. Williams spent three
years moving from one high-grade residential section to another for the pur
pose of ascertaining .which district should be chosen as the site for their per
manent home. ' i
Then they chose Westover 'and since have added considerably to their original
holdings, "Because explained Mr. Williams, "the Terraces cannot be ap
proached by any other , residential district in Portland or any other city on the
Pacific Coast, for beauty, accessibility, surroundings or view. We know it
from actual experience.",
"Westover," he continued, "is wonderful. We bought our Westover home
about tw" years ago, and like our neighbors cannot help but take pride in
the terraces and all it offers." j
Why
that Um sit of the destroyed. cUy.baU
b given the X I. I. L v;! ;
One of the Important business bur of
the yast fortnight " was ths two-story
concrete Hicks block at the corner of,
Eighth and K streets. The considera
tion was $50,000. R. E. ConnelL owner
of theIram theatre, was the buyer
from A. Z. , Ulcka The major part of
the Hicks block is occupied by the Ar
cade 'theatre and Conneil will operate
this place of amusement In connection
with his theatre on the opposite side of
the street, -- ' - .
Henry Newman, who has conducted
the Arcade theatre, has purchased the
corner at J and Seventh streets and will
erect a $200,000 theatre building. This
theatre, it is planned, will be among the
finest in this section.
BUSINESS BLOCK SOLD
Following the Ricks block sale was the
purchase by . Charles Swansos of the
two-story business block at the corner
of Eighth'and K streets, directly appo
site the Hicks building. This was owned
by Herman Winters, now a resident of
Portland. The consideration Is under
stood to have been about $40,000. It Is
reported that negotiations are under
way by local capitalists to purchase the
two-story business block on the south
west corner of Eighth street. This is
occupied as a rooming house and soft
drink establishment and Just east of the
postOffice. With the consummation of
this deal all four corners at Eighth and
K streets will have changed hands in a
couple of montha
DAIBT COM PAST BUT8
Another deal of importance was the
purchase by the Carlton Dairy company
of the business block at I and Fifth
streets from George Hurlbert of Aber
deen for $8000. The dairy company fol
lowed up this purchase by acquiring the
lot adjoining on. I street, on which the
concern plans an addition.
Oscar Thorherg has purchased the
frame building in I street between Sev
enth and Eighth, in which, his barber
shop. Is located, and the Arthaud Land
company has purchased adjoining busi
ness property occupied as Hulten's ci
gar store. ,
Two Lots in Sherlock
Addition Purchased
By Foundry Company
From the estate of Martin Winch the
Independent Foundry company has just
completed purchase of lots 1 and 14,
block 18. Sherlock addition, which ad
joins the site of the present foundry
structures. The ground under Its pres
ent plant was recently acquired by the
foundry and the new purchase is said
to augur development of an important
and extensive industry at this location.
No plans for the Immediate use of the
new acquisition have been announced.
The purchase from the Winch estate in
volved a price of approximately $15,000,
It is reported.
Cottage Grove to
Have New Foundry
Cottage Grove. Oct 2. A new foundry
building is being built at the corner of
Bast Tenth street and Washington ave
nue. It is backed by the Cottage Grove
Commercial club. James Feeney is
bringing the machinery from Reedsport,
where he bought out a foundry. The
foundry will be able to handle castings
up to three tons, and eventually will
make all the sawmill machinery for the
I Cottage Grove mills.
Mgma -.m -mm mt. m.
,S) I 11 1 -..
fVi- 1 1 nan i i niiii..i numwi iitlivMtow
Not Make Westover Your Home, Too?
HarolchJungck, Secretary
International Realty Associate
1307 Yeon Bldg. Phone Mar. 630
Portland's Best View Honseeltee
ASSOCIATION IDEA
IS ADVOCATED BY
PRE
State Bodies Are Guard Against
"Unjust Taxation,"" Says Port-
lander in' National ' Journal.
In last week's issue of the National
Real Estate Journal ' of Chicago.
Fred J3. Taylor of Portland, presi
dent of the National Association of
Real Estate Boards, strongly in
dorses the state realty association
Idea and enumerates several . distinct
fields of endeavor for stajte associ
ations. , i -
Taylor points out that a state realty
association is in a splendid position to
encourage the organisation ; of county
realty boards, to hasten the; enactment
of State real estate license laws, and to
study carefully all legislative matters
affecting real property, particularly
those bearing on taxation.
The article, headed "State Associa
tion," says : ; !
MEMBERSHIP DEFINED '
"Under the present plan ot affiliation
all of the members of the local boards
Identified with the national association
are eligible to membership in that body
but there are three different Classes of
membership in state associations and
all of these classes have not been eligi
ble to membership in the national asso
ciation. As the result of a conference
of the state associations held at the
Kansas City convention a) committee
has been appointed to devise a syste
matic plan of maintaining the proper
sequence with reference to the different
organisations of realtordorm Undoubt
edly the members of this committee,' all
of them able men and alert students,
will be able to clear the atmosphere and
blase a pathway that will open tremend
ous possibilities for service and accomp
lishment. POSITION STRATEGIC
"There are many things whleh the
respective state associations will be able
to do much more successfully and ef
fectively than any of the ether realtor
units. They will be in a strategic posi
tion to do effective service in the or
ganisation of county boards and in cre
ating general sentiment favoring 'the
enactment of slate real estate license
laws. .
"Furthermore, members of the state
associations will be very : potent and
sealous factors In guarding- realty inter
ests from the encroachments of unfair
taxation. It must be admitted that the
realtors of this country, in whose care
such valuable Interests have been as
signed, "have too long neglected a serious
study of the subject of taxation and too
long withheld an active participation in
the discussion of taxation bills that are
each session considered by our state leg
islatures.
MEX OF JUDGMENT
"The taxation committees of the va
rious state associations will no doubt
perience men- whose arguments before
SDENT
TAYLOR
Why Tho. H. Williams, man
ager of the Pacific State Fire
Insurance Co., Live on Wettover
the legislative ' committees will command
attention and conslderstlon. ?.Tliey will ,
not- appear as reformers -or as selfish
partisans asking any class distinction or' i
discrimination, but rather as practical .
business men ' representing that great ,
interest which bears 70 per cent of the ,
entire tax burden of the country.:. They -
wtu nave at their -finger tips a mass of .
facts and figures that cannot be dls- , .
puted by any fair-thinking Jagislttor.
"This consideration ajons sheuld b ,
sufficient to spur us on to a. cordial In-
dorsement of the state association idea .'.
and a determination to see the country,
wide organisation plan carried to
prompt realisation." , - ;
Large i Brick Plant ; ; ;
May Eesume Workj
Plans jTow PenSing
Willamlna, Oct 2. The Paclfio face .J,
Brick company, located here, may re- v 'J
sume operations In the Immediate future , -if
the stockholders can finance ths In- V-J
stitutlon, representing an Investment of .
$100,000. , Among the prominent bulld , ':
Ings in Portland constructed of this fam , - "
ous clay product are Lincoln high school. ,
Oregon and Northwest bank, buildings
and The Journal building. . ; 7 :
For several years this plant has beea
idle and deteriorating because of lm : ;
proper management. The plant, formerly
known as Ed wards' experimental sta- V
tions, has a dally'capaclty of ,000 ' "
bricka It is one continuous kiln mads ,
up of IS chambers. '-''" ;"' ''l' t-
There are many plants in Oregon put
ting out the straight product, but this .v
Is the only one in the Vorthwest caps- . . - 1
ble of making different bodies tof clay
combinations. With the fins quality o
clay In this region It is possible to con -. ,
tlnue for scores of years maklnsr pure - "
white Cricks, different Shades ot red. or .
The gray and cream varieties. , . 5 '
The United States National . bank, of .
Portland holds the, key to the enter- -.
prise, and It i said the property will .
either be leased, sold or dismantled to ..
pay off the claims against It. ' " ; ,;;
The plant furnished employment to "
over 200 men and was not only an assst s .v.
to Willamlna but the state. :
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