Evening star. [volume], June 16, 1937, Page A-8, Image 8

About Evening star. [volume] (Washington, D.C.) 1854-1972

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D. C. ASSESSMENT RATIO
SHOWN NEARLY 100 PCT.
IN INDEPENDENT STUDY
Government Experts Prove Unusually
High Tax Base Here, Contradicting
Recent Jacobs Findings.
The authors of the following article are connected with the Division
of Social Research, Works Progress Administration. In the course of a
national survey of the ratios of assessed to true value of real estate in
the 48 States they became impressed with the fact that the ratio for
the District was found to approximate closely 100 per cent, which, they
say, ‘'appeared to be remarkable when considered in the light of the un
usual conditions surrounding local real estate."
They prepared this article on the basis of their findings regarding
real estate assessment in the District. It is a highly significant state
ment of conditions, especially when studied in connection with the
altogether different findings of the recent Jacobs fiscal study; such
findings having supported in part the Jacobs Committee’s conclusions
that Washington was undertaxed. (See Editorial in today's Star.)
Mr. Williams, co-author of the article, is a graduate of Bowdoin
College and has completed postgraduate work at George Washington
University. He is a member of the District bar. Before his association
with the Works Progress Administration he was connected with the
Farm Credit Administration in studying values of rural lands.
Mr. Bisehoff is a graduate of Princeton University, has taken past
graduate work at the University of Pennsylvania and New York Uni
versity and is an expert on municipal finance. He has been city man
ager of several cities, has been affiliated with Dun & Bradstreet in
statistical work and has been with the Works Progress Administration
for about a year.
BY CARL H. BISCHOFF AND
VICTOR F. WILLIAMS.
WITH few exceptions the
statutes of the 48 States
contain definite provisions
for the assessment of all
realty within the respective States at
full fair value. It is universally ad
mitted that this is honored more in
the breach than in the observance.
The assessment of realty in the Dis
trict of Columbia is probably the most
noteworthy exception; it is doubtful
If in any other city there is a more
sincere and efficient attempt to.mam
tain the average assessments at 100
per cent of full fair value. Naturally
there are variations from this average
in some individual properties, but a
recent and intensive survey has shown
that the assessment in the District
closely parallels the ever-changing
value of realty.
Every citizen of the District,
whether he be owner or renter, is
affected directly by the ratio of as
sessed to true value of real property.
One of the first questions asked by a
taxpayer is “How do taxes on realty
compare with those of another mu
nicipality?'’ Sometimes the answer is
sought by estimating the ratio of
assessment as it exists in Washington
and in the city under comparison and
then the necessary adjustments are
attempted.
In this connection, the maintenance
of the 100 per cent assessment ratio in
the District assumes a particular sig
nificance. Translated into taxation,
if two cities have the same property
tax rate of $1.50 per hundred witn
Washington having a ratio of 100 per
cent and city “A" a 50 per cent ratio,
then Washington actually has twice
the taxation rate of city "A.”
In other words, a property owner in
«i jurisdiction having a full-value as
sessment with a $1.50 per hundred rate
bears as much of the tax burden as in
a jurisdiction where there is a 50 per
cent valuation with a $3 per hun
dred rate. The effect of Washington,
D. C.'s unusually low rate of $1.50
per hundred, therefore, is a rela
tively higher rate when discussed in
comparison with the rates of other
cities where the assessment is not
maintained at the full-value level.
Unfortunately in comparing tax bur
dens, one looks too often to the pre
vailing tax rRte rather than to the
basis upon which the property is as
sessed.
Real Property Stable in D. C.
While its peculiar characteristics
are well known it may bear repeating
that the history of realty in the Dis
trict shows real property there to be
probably the most stable in the cities
of the United States. The District is
in noticeable contrast to many of the
largest municipalities in the United
States which are so dependent upon
and affected by the “ups-and-downs”
of huge manufacturing and other bus
iness concerns, which even at their
best have fluctuations due to varying
market conditions, failure of some
large firms, reasonal lay-offs, chang
ing demand for products, etc. In per
haps no other city is the mass of the
population so steadily employed. The
fact that the large personnel employed
in the various Federal agencies enjoys
a relatively level tenure, and experi
ences no seasonal lay-offs and rarely
any wage cuts, contributes to a highly
stable economic condition. Present
indications point to an extension of
the “civil service” which, if adopted,
would lead to a still further stabiliza
tion.
High Rental Value Discussed.
A factor of prime importance in
the appraisal of realty in the District
is the comparatively high rental value.
In the ‘‘Cost of Living in 59 Cities in
1935” (Stecker, Margaret Loomis,
“Int^r-city Differences in the Cost
of Living," p. 6) housing in the
District of Columbia is rated at 100
per cent, with New York City next
at 87.7 per cent, and with the
neighboring city of Baltimore at 66.7
per cent. The primary reasons for
the high rentals in the District of
Columbia are:
a. The recent increase in the cost
of construction.
b. The demand.
c. The unusually high costs of re
financing for construction or purchase.
c. The seasonal renting conditions.
From the most reliable data obtain
able (United States Federal Home
loan Bank Review, November and
December, 1936, and January, 1937)
the cost of constructing a ‘‘standard
house” in the District increased 12.9
per cent from December, 1935, to De
cember, 1936. During this period it
was second only to Baltimore, which
showed an increase of 15.8 per cent.
Percentage of increase In tne cost or
Construction of a “Standard House.’’
Baltimore_15.8 S. Francisco. 3.2
Wash., D. C.. 12.8 Buffalo ... 3.0
Milwaukee_11.4 Louisville _ 1.3
Pittsburgh_7.5 Cincinnati _ 1.05
New Orleans. 5.9 Providence- 1.04
Cleveland — 3.7 Newark_ 0.6
Boston _ 3.4 St. Louis...—1.3
Ind'polis ..—3.2
Population Increase Shown.
The population of Washington, D.
C., has increased steadily and the
rate of acceleration in recent years
has been unusual. In 1920 the Dis
trict population was 437,571, in 1930
it was 486,869, an increase of 11.3 per
cent, and in 1935 the population was
594,000, an increase of 22 per cent
Over 1930.
i As might be expected from the
phenomenal increase in the population,
the demand for rentable modern prop
erty has until recently exceeded the
gupply, and there were practically no
i
desirable vacancies in the District, in
either business or residential properties.
A peculiar condition in the District
arises from the fact that the congres
sional sessions of the Federal Govern
ment bring into the District, in addi
tion to the members of Congress and
their staffs, numerous temporary
tenants, parties interested in par
ticular legislation, advisers, etc. These
groups usually rent from the late Fall
through June of the following year
only; thus the landlord must secure
from these limited occupancies a full
12-month rental.
Many Surveys Made.
The last 100 years have seen a
score of surveys made of the fiscal
relationships of the Federal and the
District of Columbia governments,
each treating more or less fully the
relative amount which should be" con
tributed by the Federal Government
toward the cost of operating the Dis
trict and the amount which would
represent a fair and equitable share
of taxes on the part of the residents
and taxpayers of the District. The
principal reports from 1834 to 1936
have been made by the following sur
veys:
1334. Stoddart; 1835, Southard; 1836.
Tyler; 1872, Starkweather; 1874, Mor
ril; 1874, Poland; 1875, Hunton; 1886,
Babcock; 1892, Johnson; 1896, Brown;
1915, Chilton; 1923, Phipps; 1929 to
1930, Bureau of Efficiency; 1931,
Mapes; 1935, Treasury; 1936, Jacobs.
Attempts have been made more or
less sincerely in nearly all of these re
ports to arrive at an equitable basis
for the levying of property taxation.
The Jacobs Report.
In the latter part of 1936 there was
appointed an advisory committee on
fiscal relationships studies composed
of George McAneny, chairman: Clar
ence A. Dykstra and James W. Martin,
with J. L. Jacobs acting as director of
the survey. Currently it is known as
the Jacobs survey. This committee
has finished its work and submitted
its report, which treats in detail all
phases of the fiscal relations between
the respective governments. An efTort
was made in this report to determine
definitely the average ratio of assessed
to true values for real estate in the
District of Columbia. One of the vari
ous methods used to determine the
ratio figure was the actual appraisal
of properties made in accordance with
fixed rules, principles and regulations
outlined by the American Institute of
Real Estate Appraisals and the Society
of Residential Appraisers. The rather
limited appraisal of 76 properties re
vealed a ratio of approximately 70 per
cent for small residential properties, 94
per cent for multiple-family and apart
ment houses and 87 per cent for busi
ness properties.
Another method used was "sales,”
which, briefly summarized, shows fluc
tuations between 1929 and 1936 in the
three classes of realty listed—dwellings,
apartment buildings and business
properties—with an average assessment
ratio of 76.6 for homes, 96 per cent
for apartments and 96.6 for business
properties, or an average of 92.02 per
cent for the properties chosen. For this
comparison there were selected 39
properties in 1934, 96 properties in
1935 and 79 properties in 1936.
C. E. Rightor, in his “Comparative
Tax Rates and Assessed Valuations,”
published annually in the National
Municipal Review, has assigned to the
District of Columbia an estimated as
sessment ratio of 100, arriving at this
figure by consultation with officials and
private parties of the District of Co
lumbia. Obviously discrepancies exist
among the previously published ra
tios, therefore an attempt has been
made in this study to approach a more
exact ratio figure.
Assessment Ratio Here About 100%.
As this present survey progressed it
became apparent that the realty sit
uation in the District of Columbia pre
sented an unusual picture. While there
are variations in the ratios of assess
ment among individual properties and
even among various sections of the
District, yet on the whole realty is as
sessed perhaps closer to 100 per cent
than in any other representative city
in the United States. If further con
sideration were given to the ever
changing real estate market of recent
years and the probable supply and
demand in the immediate future this
ratio figure would appear still more
noteworthy.
Among various methods proposed
for determining the true value of
urban realty, the general consensus
of opinion seems to lie between two
schools of thought; one, proposing
fair or normal market sales as the cri
terion of value, the other, holding for
appraisals by experienced realtors, ap
praisal firms and builders.
The normal market sales method
reveals that price at which property
is bought and sold between a volun
tary buyer and a willing seller not
influenced by extraordinary condi
tions. The sale price would, accord
ing to this yardstick, reflect accurate
ly the value of that particular piece
of real estate. The District law pro
vides that property should be as
sessed at its .full value in terms of
money and the courts have Inter
preted this value in the light of the
amount of consideration passing in
a voluntary sale.
In the other method we find the
value of realty fixed by actual ap
praisals of properties. An appraiser
must consider primarily the purpose
of the appraisal, which ordinarily is
M
for loan purposes, and therefore must
compare past, present and future
values. The figures determined by
this mode of valuation have proved
conservative; this is particularly true
for the District with its unusual con
ditions. Also by no means negligible
is the factor of personal viewpoint or
individual opinion.
“Puffed Prices1’ Here Now.
Today, the Washington real estate
market presents s. picture of infla
tion or “puffed prices,” due princi
pally to high rentals, purchases by
gasoline stations and other partic
ular businesses, purchases by the
Federal Government, by art galleries,
national societies, ect. It remains to
be seen whether these boom values
will extend into the future. Any large
scale change in Federal Government
personnel would affect the value of
real estate greatly, and particularly
any continuance of the present ex
tensive housing developments within
and adjacent to the District. Prob
ably as a result of the construction
during the last 12 months of literally
thousands of ultra modem apartment
and single dwelling units, the rental
market has softened, with landlords
making material concessions over
13Jb. inis may be, however, only a
temporary condition. It is an axiom
that once the public has received a
governmental service, Federal or lo
cal. It is loathe to abandon it. If
there should develop any expansion
in such Federal agencies as the So
cial Security Board, Rural Electri
fication, power authorities similar to
the T. V. A, etc., there will arise au
tomatically a proportional increase in
the demand for homes in this area.
Market sales record changes imme
diately; actual appraisals do not note
trends until after the trend has been
proven by sales. Recognizing the
peculiar value of each method of de
termining tlie true value of realty,
both have been utilized in this study
in the endeavor to obtain an accu
rate ratio of assessments.
Changes From 1935.
The real estate situation in Wash
ington today presents quite a differ
ent picture from that of the years
prior to 1935, excepting, of course, the
war-time period of 1917 and 1918.
Today the demand for rentals cre
ated by an extensive growth in popu
lation during 1934, 1935 and 1936 has
caused realty values to change per
ceptibly over prior years’; consequently
it may be doubted if figures represent
ing a condition different from the
1935 and 1936 period should be used
to express 1935 and 1936 conditions.
For this study, from the District offices
there were obtained assessed valua
tions and market sale figures for the
years 1935 and 1936, and from the
District of Columbia Building and
Loan League were procured the ap
praisals for the year 1936 listed be
low’.
Assessor s Office Praised.
The assessor's office for the District
of Columbia has an organization op
erating upon a high and efficient plane.
Most of the credit for this efficient
work can be given to William P. Rich
ards, who. appointed as assessor in
1912, to March 12, 1936, reorganized
the general assessment conditions'and
developed a state of equalization and
full value of assessments. The meth
ods thus introduced are being carried
on by the present assessor, Fred Allen.
The reasons for this efficient assess
ment organization can be classified
under three main headings:
1. An exceptional personnel, not
dominated by politics, serving on a
fulMime salary basis with tenure
of office dependent upon ability and
conduct of office.
2. The extensive and vigorous
supervision exercised by the as
sessor and his deputy.
3. The simple, yet highly effi
cient manner and method of main
taining records.
The personnel is made lip as fol
lows: An assessor, a deputy assessor
and eight assistant assessors, all of
whom are appointed by the District
Commissioners for an unlimited period
dependent upon proper feasance in
office. Three of the eight assistant as
sessors form the Personal Property
Tax Board. The other five make up
the Realty Tax Board, three for im
provements and two for land. The
remainder of the office, consisting of
field men, draftsmen, clerks, etc., are
civil service appointees.
Assessor s Duties Outlined.
The code of laws for the District of
Columbia provides specifically for the
appointment and various duties of the
assessors. They must have been resi
dents of the District for five years and
conversant with realty values. The
code also provides foi^ the use of
proper books, maps, guides, etc.; that
the assessment date be filed annually;
etc. It further specifies that property
shall be valued at not less than its
full and true value in lawful money.
The assessor, the deputy assessor,
Personal Tax and Realty Tax Boards
sit as the Board of Equalization and
Review of Real Estate and the Board of
Personal Tax Appeals. The duties, as
the name implies, are to hear and
adjudge complaints and appeals from
the assessor’s decisions. Appeals from
these boards may be had to tjie Dis
trict courts. However, no appeals have
been taken within the memory of the
present assessor, Fred Allen, who has
been connected with the assessment
organization for 20 years. During the
last fiscal year approximately 2,000
cases were settled by the Board of
Equalization and Review.
The assessor's office maintains a
simple yet highly efficient recording
system, composed of field books, per
mit cards and sales data. The field
books list assessed values of land, im
provements and all changes, together
with the identifying square and lot.
They are so constructed that figures
for five years ate kept up on a double
page. Improvements which are too
numerous for entry in the field books
or which are added to the property
after the books have been made up,
are recorded on individual permit
cards. Applications for permits for
new construction, alterations, etc., are
filed with the Building Inspector’s
Office and when granted are forwarded
to the assessor's office, which in turn
checks and assigns a value as soon as
feasible. The notations and comments
of the field men are recorded upon
the back of the individual permit
cards. These cards then become a
permanent part of the assessor’s files.
The assessments are conducted under
a modification of the method common
ly known as the Somer’s system, a
definite uniform value being given the
land, with improvements valued ac
cording to cost of material, etc., and
old improvements upon cost of repro
duction less obsolescence and deprecia
tion.
History of Tax Rate.
The history of the tax rate is inter
esting. The rate until 1921 was $15
a thousand, and since 1921 it has been
optional with the Commissioners, who
have maintained the same standard.
The last three appropriations from the
United States Congress have contained
the stipulation that the nte shall not
be less than $1.50 per hundred of value.
The assessor's office maintains an
*
up-to-date file of all recorded transfers,
together with the assessed valuation.
Incumbrances on the property and
consideration passing with each sale.
The office force, therefore, is able to
check assessed values on land and im
provement against present market sale
values. A transfer clerk forwards
pertinent data on all sales from the
District recorder of deeds to the as
sessor’s office. A competent field man
then interviews the parties to the sale
and determines the consideration
passed, the terms of the sale and other
pertinent data. All of this material
information is duly recorded upon a
card and filed.
A sample card:
Square Lot ... . . Sq. ft. _
Assessed value per sq ft. Land_
Date of sale ..^Consideration _
Amount of trust . . _
Condition of Sale:
Whether voluntary or default).
Upon the back of this card the
names of the transferor or seller and
transferee or buyer are listed, together
with any other pertinent information.
Through the co-operation of the as
sessor’s office it was possible to check
typical voluntary sales with rentals
and assessed values. The findings
were as follows:
plications for loans were refused. The
appraisers, therefore, had to consider
the values over an extended period of
time and estimate the worth of
property for some stated period in the
future, and consist in the main of
realty above the average in inherent
security. The properties studied covered
representative areas throughout the
District. For obvious reasons all
identity of individual properties was
absorbed into one gross figure.
Four principal tables have been
compiled as follows:
I. (a) The ratio of assessed to true
values for the years 1935 and 1936
determined by “sales.”
(b) The ratio of assessed to true
value for 1936 determined by “ap
praisals.”
II. A cross-section of groups of
dwelling houses, apartment houses
and business properties with corre
sponding ratios determined by
“sales.”
III. The spread of variation in as
sessed valuation and ratios deter
mined by "sales.”
IV. The properties arranged ac
RENTAL CHECKS WITH ASSESSED VALUES AND SALES VALUES
FOR EIGHTEEN APARTMENTS
Rentals
Apartment No. 1 $27,000
Apartment No. 2 21,832
Apartment No. 3 23,910
Apartment No. 4 155,000
Apartment No. 5 15,564
Apartment No. 6 24.150
Apartment No. 7 29,000
Apartment No. 8 5.332
Apartment No. 9 6,972
Apartment No. 10 6.939
Apartment No. 11 60,000
Apartment No. 12 7,080
Apartment No. 13 7,080
Apartment No. 14 12,264
Apartment No. 15 12,600
Apartment No. 16 10.980
Apartment No. 17 19,890
Apartment No. 18 8.000
Assessed Values Sales Values
$156,937 $150,000
139,018 142,000
158,428 157,500
992.223 1,000,000
66,779 70,000
125,697 122,290
141,082 152,000
34,679 36,000
37,320 35,000
37,258 35,000
351,650 385,000
36,929 35,000
36,684 35,000
63,352 73,500
74,778 75,000
72,533 60,000
153,896 142,500
54,404 73,000
TOTAL ..$453,593 $2,733,647 $2,778,790
Six times the total rentals of $453,593 = $2,721,558.
This system of recording sales, and
maintaining up-to-date information
on the same, forms a valuable part
of the assessor's records. Obviously
such material is of inestimable bene
fit in checking assessments, values,
answering taxpayers’ complaints and
of general assistance to the entire
I department. Furthermore, it enables
the office to keep pace with chang- 1
ing conditions as well as to bring out 1
hidden property which may have es
caped the assessment rolls. When
compared with the loose methods
maintained by the average city, it is
not difficult to see why the District
of Columbia's assessment organization
enjoys an excellent reputation.
Current Realty Transfers.
In this study extreme care was ex
ercised in eliminating purely involun
tary sales—i.e., those cases where
there was an unwilling seller and an
unwilling buyer. Voluntary sales, as
heretofore stated, reflect the true mar
ket condition existing at present, also
fulfilling the legal interpretation of
the District laws that property be
valued at not less than its full and
true value in lawful money. To in
clude other than voluntary sales
would be placing a different value on
true market conditions and the result
would present a distorted picture. All
sales induced by forced liquidation
(foreclosure of trusts, settling of in
cumbrances, estates, etc.) were elim
inated. Transfers to the United
States Government were eliminated
because in nearly every instance it
appeared the seller obtaind a higher
price than he w-ould have otherwise.
Sales to a few peculiar businesses wvre
not included because it appeared that
the seller was taking advantage ot j
the need of the buyer. In this class!
were transfers to liquor stores, gaso- i
line filling stations, etc.; likewise sales
to members of the same family, or
where there was evidence of a close
relationship—in short, wherever it ap
peared that the parties were not act
ing as though upon the open market.
The voluntary sales were secured
from the areas listed below, thus as
suring representative city-wide condi
tions. The records of approximately
200 transfers were obtained in the
downtdw-n business area and at least
10 sales of the three main types of
property (dwelling house, apartment
house and business house; in each of
the other areas.
Areas Survey by Sales Method.
Area No. 1—Downtown Washington,
northwest, bounded by Sixth street
along Pennsylvania avenue to Twenty
sixth street along Florida avenue.
2—Vicinity of Twelfth and L streets
northwest.
3—Bounded by North Capitol, Flor
ida avenue to Massachusetts avenue
northwest.
4— Vicinity of Massachusetts ave
nue and Fifth street northeast.
5— Bounded by Thirty-fourth street,
Wisconsin and Massachusetts avenues
northwest.
6— American University Park area.
7— McComb and Fortieth streets
northwest area.
8— Wisconsin avenue and Davenport
streets northwest.
9— Thirty-ninth street and Massa
chusetts avenue, Woodley place north
west.
10— Rittenhouse street and Broad
Branch road.
11— Nineteenth street and Columbia
road northwest.
12— Thirteenth and Fourteenth
streets and Spring road northwest.
13— Georgia avenue. Warden and
Newton streets, Columbia road north
west.
14— Oglethorpe and Eighth to Third
street northwest.
15— Southeast, Alabama and Nichols
avenues, Sixteenth street and Good
Hope road, Stanton street and Nichols
avenue.
| 16—Southwest, Third, Fourth, C
and D, Eighth, Tenth, B and C streets.
17— Northeast, Brookland, Bunker
Hill road and Monroe street, etc.
18— Northeast, Tenth, East Capitol,
to Fourteenth and I streets.
19— Northwest, Fifteenth, Sixteenth
and Crittenden to end of Sixteenth
street extension.
20— Northwest, Mount Pleasant.
21— Northeast, Trinidad section.
22— Northwest, First and Adams
streets.
The Building and Loan Survey
illustrated in Table I was obtained
through the co-operation of District
of Columbia Building and loan League
and its member associates. The true
valuation figures listed for the 83
properties study represented actual ap
praisal figures of experienced appraisers
for the year 1936. These values are apt
to be somewhat conservative from the
standpoint of representing ‘‘full and
true value in lawful money” because
they are made fundamentally for loan
purposes, having eliminated properties
of such uncertain value that their ap
• • 9
cording to value-and average ratios:
determined by "salae.”
Explanation of Terms Used.
An "assessment ratio” is the per
centage figure representing the rela
tionship between the true and the as
sessed valuation of property. It is
determined mathematically by divid
ing the assessed value by the true
value (assessed value and true value
equal ratio). Thus a property at
$10*000 with a true value of $11,000
has a ratio of assessment of 90.9 per
cent (10,00011,000-90.9).
The term "average assessment ra
tio” is the average of several ratios
(90% 4- 85% 4- 95% 3 = 90%). A j
“weighted ratio” is an absolute fig
ure determined by adding the assessed
values and true values of all proper
ties and dividing the totals, thus:
Assessed True Assessed
Value Value Ratio
Property A.. $10,000 $9,000 111,0%
Property B._ 8.000 10.000 80 0%
Property C-. 9.000 9,500 94.0%
Property D._ 9.500 10,500 90.0%
$36,500 $39,000 93.6%
The weighted ratio gives each prop
erty correct weighing according to its
value, thus A assessed at $10,000 re
ceives more proportional weight than
B assessed at $8,000. Under the average
ratio method the same properties are
given the same weight regardless of
value, thereby presenting a picture
w hich may or may not be distorted ac
cording to the purpose of the survey.
If the purpose were to show the extent
of the inequality among taxpayers, the
average ratio would preserve such a
distribution and should be used. On
the other hand, if the purpose of the
survey were to present a group of prop
erties as a whole, then weighing by
value should be used. Therefore the
latter method is used in this survey in
determining the results showm in
Tables I, II and III In Table IV,
however, the valuation spread being
relatively insignificant thereby not dis
torting the result, the average ratio
was used.
HOUSING ADVOCATES
URGE BILL PASSAGE
Delegation Seeks Interview With
President in Support of Wagner
Steagall Measure.
Following a Constitution avenue
parade late yesterday, a delegation
of public housing advocates represent
ing Washington, New York, Chicago
and Baltimore today is seeking an
interview with President Roosevelt to
urge support for the Wagner-Steagall
housing bill.
The delegation, about 50 strong,
was to confer today with Senator
Wagner of New’ York and Representa
tive Steagall of Alabama, co-authors
of the measure, and to attend a hear
ing by the House Judiciary Commit
tee on a measure authorizing a na
tional slum clearance day.
Carrying placards which read “We
want better homes” and .“Wipe out
the slums or the slums will wipe us
out,” the delegation marched along
Constitution avenue, disbanding at 4
p.m. at Fourteenth street.
The marchers were said to represent
Friendship Settlement House here,
the Lower East Side Public Housing
Conference of New’ York and groups
in Baltimore and Chicago. The out
of-town marchers came here by bus
and were to leave at 5 p.m. today.
4 Wheels Complete
Fonl S s^.5„
Chev.1 4
Plymouth
Chrysler
De Soto, ft-* S FfC
Dodxe. DD-DH J
Essex. ^K^B
WUlyx. “77”
Other Cars Proportionately Low
FREE ADJUSTMENTS!
_STEAMSHIPS. .
CANADIAN INLAND-CRUISES. Write for
booklet.. Canada Steamship Lines, 800
Lincoln-Liberty Bldr., Philadelphia._
WE8T INDIES A CARIBBEAN GUEST
CRUISES every week with the Great Whit*
Fleet. 17 and 18 days. $190 and up.
UNITED FRUIT CO . Pier 3. North Rlvtr.
New York, or your Travel Acent.
TABLE 1.
rHE RATIO OF ASSESSED TO TRUE VALUE FOR THE YEARS 1935-1936
A. Using Voluntary Sales to Represent the True Valuations.
year Number of
Properties
1935 ... 463
1936 .. 550
Total
Assessed
Valuations
$9,308,035
10,232,961
Total
True
Valuations
$8,872,397
10,330,099
Ratio of
Assessed to
True Value*
104.9 %
99.05%
TOTAL . 1,013 *19,540,990 *19,202,496 101.7 %
• Wdihted r»tlo« are used In Table* 1. 2 and 3 only.
B. Using Appraisals to Represent the True Valuations.
Year Numbrr of
Prop«Ttte«
L936 . 683
Total
Assessed
Valuations
$4,215,197
Total
Truf
Valuations
$4,585,757.50
Ra* In of
Assessed t o
True Value
91.92%
NOTES UPON TABLE 1.
In part (a) of Table 1, the assessment ratio Is liven for 1935, 1936 and the
combined yeara, by using true valuation figures taken from voluntary sales. In 1935
the ratio of assessed to true value was 104 9 per cent, as determined by a survey of
463 representative properties. The ratio of 936 for 550 representative properties
was 99.05 per cent. The reason for the lower figure may be explained by the fact that
sales value for 3936 Increased over 19.35, which factor was discussed more fully above.
The composite picture for 3,013 representative properties for the combined years of
1935 and 1936 was 101.7 per cent.
In part (b) the ratio Is given for the year 193R, In using actual appraisal figures
for loan purposes on 6S3 repiesentative properties. The ratio was found to be 91 92%.
This figure is lower than In actual practice, due to the conservative va.ues the ap
praisers placed upon the properties surveyed.
TABLE 2.
A CROSS-SECTION OF DWELLING HOUSES. APARTMENT HOUSES
AND BUSINESS PROPERTIES, WITH THEIR CORRESPONDING RATIOS.
(Determined by using ‘'Sales'’ lor true valuations.)
Propertieg
Year Type of Number
of
1935 Dwelling Houses _ 287
Apartment Houses _ 76
Business Houses _ 100
TOTAL . 463
1936 Dwelling Houses _ 350
Apartment Houses _ 73
Business Houses _ 127
Total Total Ratio of
Assessed True Assessed to
Values Values True Value*
$1,442,850 $1,582,513 91 1 %
3,053,196 3.064,722 99 6 %
4,811,989 4,225,162 113.8 70
$9,308,035 $8,872,397 104.9 To
$1,963,647 $2,109,005 93.1 <~c
2,607,610 2,738.843 95.2 %
5.661,704 5,482,251 103.2 %
TOTAL . 550 $10,232,961 $10,330,099 99.05%
•Weighted ratios used In Tables 1, 2 and 3.
NOTES UPON TABLE 2.
The 46.3 properties surveyed in 1935, ns shown In Table 2, are grouped Into
dwelling houses, apartment houses and business properties. The ratio figure for 287
dwelling houses for 3935 was 01.1 per cent, for 76 apartment houses was 99.6 per
cent, and for 100 business properties was 113 8 per cent. A comparison of these
figures to 1936 ratios presents an Interesting study. In 1936 the ratio for 350 dwell
ing houses was 93.1 per cent, for 73 apartments was 95.2 per cent, and for 127
business properties was 103.2 per cent.
Tht* proportionate increase of true over assessed value for apartment and
business properties was caused by the Increased demand. The approach to a ion
per c«mt ratio, as well as the high figures of 91.1 per cent, and 93 1 per cent for
dwelling reflects the high standard of sssessment in the District.
TABLE 3.
VARIATIONS OF RATIOS FOR 1935 AND 1936
Yefr Variation of Ratios Variation of Assessed Valuations
Highest (Assessed Lowest (Assessed Highest Lowest
19.(5 Ratio Value! Ratio Valuei Valuation (Ratio! Valuation (Ratio!
Downtown 226.7% $3,400 51 % $6,150 $1,712,000 142.7% $110 80.3%
Outside of
Downtown 194.4% 3,500 29 2% $438 $74,770 101.7% $336 67.2%
1936
Downtown 294.7% $5,894 53 % $4,023 $1,101,000 77.5% $502 58 6%
Outside of
Downtown 289.1% 3.469 42.3% $2,095 $74,770 99.7% $157 80.1%
NOTES UPON TABLE 3
Table 3 shows the variations of assessments existing among a few individual
properties. The reader should bear In mind that the cases shown in the extreme
are few in number and are listed merely to present the difficulties confronting even
a highly organized assessment force.
The columns headed "Variation of Ratio’1 list the highest and lowest ratio
figure, together with the corresponding assessed value for both downtown and out
side of downtown property for the years 1935 and 1936. Improper use of property
and undeveloped properties caused the high and low latio figures.
The columns headed "Variation in Assessed Valuations" show the assessed values
and corresponding ratios. Considering the increasing demand which portrays an ever
changing market for both business and apartment properties the ratio figures of 142.7'
per cent, 101.7 per cent, 77.5 per cent and 99.7 per cent are unusual, and to repeat,
reflects an alert assessment organization. The columns of low valued properties and
correspondingly low ratios reflect the difficulties encountered by the assessors in the
assignment of proper values to undeveloped properties.
i
TABLE 4.
1935
Value o! Property
0—* 2,000
$ 2,000— 4,000
4.000— 6 000
6.000— 8.000
8,000— 10,000
10.000— 15,000
15.000— 20.000
20.000— 30.000
30.000— 40,000
40.000— 50,000
50.000— 75.000
75.000— 100.000
100.000— 500,000
500.000— and over
TOTAL
• Average ratio used.
Number of Properties
50
89
80
61
39
57
12
20
14
6
11
8
11
1
463
Average Ratio
of Assessed
to True Value •
95.0%
96.8%
95.1%
94.0%
105.5%
106.5%
109.2%
115.6%
114.9%
118.3%
98.5%
126.5%
100.8%
142.7%
104.9%
Value of Property
0—$ 2,000
2.000— 4,000
4.000— 6,000
6.000— 8,000
8,000— 10,000
10.000— 15,000
15.000— 20,000
20.000— 30,000
30.000— 40,000
40.000— 50,000
50.000— 75,000
75.000— 100,000
100.000— 500,000
500.000— and over
TOTAL
• Averaae ratio used.
1936
Number of Properties
30
91
119
64
63
57
30
27
17
5
18
3
12
3
550
Average Ratio
of Assessed
to True Value*
91.3%
98.9%
92.6%
98.2%
103.4%
100.0%
121.0%
114.0%
118.5%
124.8%
117.1%
100.7%
113.1%
95.4%
99.05%
EXPLANATION OF TABLE 4.
In Table 4 the properties are listed according to a spread in assessed valuations.
The two tables lor 1935 and 1936 present an interesting study of assessment condi
tions in the District of Columbia, It will be noticed that the majority of properties
valued between $2,000 and $15,000, are assessed at a ratio figure very close to lOOrj.
Indians Hoard Gold.
Gold Is hoarded In India by all
classes of people, as a reserve against
famine, and to form a *‘marrlage dot.’’
RESORTS.
REHOBOTH BEACH, DEL.
DCV UAVCW Ocean front. American
DLLnAYLn plan. Private baths,
orchestra, dancinr. *22.50 up weekly.
GEOEGE W. TRAYLOR. Mrr.
VIRGINIA BEACU, VA.
J;otel CJjalfonts
OCEAN FRONT
MODERN COFFEE SHOPPE
TAP ROOM
Golf. Horseback riding, surf bathing.
Close to all amusements and night clubs.
HOMELIKE—REFINED
The Pocahontas
ON THE VIRGINIA BEACH
OCEAN FRONT VIRGINIA
Famous lor its Southern Cooking
All recreational facilities—Bathing. Fish
ing Tennis. Golf. Horseback Riding, etc.
Mra. I H. Clark. Owner and Mgr._
BEACH PLAZA HOTEL
Ocean Front at 22nd St.
Corinna L. Motby Tal. V. B. 485
Roanoke Cottage °f“Z
Modern in Every Respect. Home Cook
ing—Plenty of Sea Food. Mrs. R. H.
Gray-Mrs. R. B, Hyatt._
The Avalon
Ocean Front at 20th St.
American Plan . _ Reasonable Rates
_Miss Virginia Leggett. Mgr._
The Beachome Apartment
Atlantic Boulevard and 28th St.
Modern Exclusive Apt. Hotel, overlooking
the Atlantic. Rates by the day. week or
month. L. T, ROWLAND. Mgr. Va, B, 722
THE ARLINGTON
Ocean Front at 13th St.
Mr*. Mary I. Payne Mra. W. F. Glover
Reasonable Rates Southern Cooking
RESORTS.
_VIRGINIA BEACH, VA.
Virginia Lee Cottage
Ocean Front. Remodeled and Enlarged
Excellent table; bathing from hotel. Reas.
rates—Mrs. A, L Chandler. Ph. V. B. 782
the Latham hotel
Ocean Front at 15th St.
MODERN—REASONABLE RATES
_Mrs. Mary C. Latham._
NEW WAVERLY HOTEL—Finest surr
bathing, golf, tennis, riding, all sports;
ocean front: every convenience; private
baths; book let._
ORKNEY SPRINGS, VA.
I ORKNEY SPRINGS' I
I. HOTEL j
=E ORKNEY SPRINGS, VA. =
= Only JP/4 hours’ drive over splen- =
=: did macadam road to Washing- =
-- ton’s popular Mountain Resort. -
= Golf, tennis, dancing, swimming. =
= horseback riding, bowling. Min- 7=
eral Spring. Official AAA hotel. —
- Restricted clientele. —j
American Plan—Attractive Rates j
Send for Booklet |
Long Dist. Tel., Mt. Jackson 30 I
_Mrs. E. L. Cockrell. Manager_I
BIRD HAVEN, VA.
SPECIAL -flJNERATE
Plenty of ham and chicken. Soft beds.
Swimming, dancing, etc.^ Booklet.
Shenandoah, Alum Springs Hotel,
Bird Haven. Virginia._
OCEAN VIEW, VA.
ATLANTIC HOTEL °vMr
Attractive. modern, homelike. Directly on
Chesapeake Bay Delicious Southern cook
ing, Boating, Ashing, bathing. Booklet.
The MERR1MAC Cottage Line
Waterfront—All Conveniences.
Special weekly and week-end ratea.
_THE MISSES FOREMAN,
bpAU/rou^c Waterfront Hotel
l/rewrey S - and Apartments
Suites and I-to-S-room furnished apart
ments by week. European Plan. Reason
able rates.
_RESORTS.
FREE—New England Vacation Guldt.
do big pages. Fully illustrated. Writ#
now for your ropy. New England Coun
cil. ricnt. VVS.. Boston.
ATLANTIC CITY~nTJ.
CHICK VALUES!..
1
LI LIKE
anator'a fam*
ous vacation va .uev a*;ciou* Tooa ... ■
• pecial faculties for beach bathing ■ . I
brac.ng seawater bath* . . . cool. . H
•haded decks overlooking the ocean.' ■
Modera'e ra‘e*. En,oy these value*, j I
F ERNEST TODD. Resident Mdndfev J. ■
ViAiUW
It's Cool, Blue, and S
Airy b*r-windowtd
• toping room,cool,
•atotd deck*, chi;
droo’k p nyroom.
.JL
Bright Here
11 t (he season for » long
vacation at the »dge of
the sea' And when vou
add the hospitality and
good food of the Seaside
to a!l the entertainment
of the shore—every day
promises prrfect enjoy
ment! Surf bathing di*
rect from guest rooms.
Come along and bring
the family, but make
reservations now' just
across lrom Steel Pier.
4DENNIS
ATLANTIC cmr^^X
HIGH IN
BEACHFRONT
£ FAVOR X
s
WALTER J.BUZBV. INC
ILLER COTTAGE
9 TO 17 R. GEORGIA AYE. J3 ep day: SIS
■ p wkly., incifdmi Justly-famovs meals.
Bathing prftilc«ti, aarkinf. Booklet. Rh.
4-9294. 281 h yr. Emenon Orosthamtl. M|f.
KENTUCKY
>‘30 up weekly with meals. Elva M. King.
DELAWARE CITY
Rooms. * t r,0 up dav. Running water. Priv.
Bath. Bathing Privileges. H.M. LAIRD. F’rop.
I5EAC II HAVEN N. J.
T^AHbath^witti ■«»» water . . . B**st fishing <
S *nd hathing on New Jersey roast . . Sura v
\ relief from Hay Fever . . . hive tennis court*. /
< OPEN JUNE 25 R. F. ENGLE. Mgr. )
6MILES AT SEA
BEACH HAVEN. NJ
Excellent Table.
.... ...... . N. J. COLUNS.,
OCEAN CITY. N. J._
BELLEVUE/
Bathing Privileges. Elevators. Central#
j. j. McConnell, Mgr.
BiSCAYNE
Modern. Elevator to street. Private bathe.
Booklet_Elizabeth B’.undin,
WILDWOOD, N. J.
PORTLAND HOTEL. MRiL U TROLT,
314 East Gier.wood Ave.
Room and meais. $3.00 per day, j
_ $15.00 per week '
OCEAN CITY, MD.
Ocean City, Maryland
All sports. Deep-sea fishing a specialty.
Modern apartments, cottages. Excellent
hote.s at reasonable rate:- For information
v r te for Booklet $ Chamber of Commerce.
, lARARTMENTS^a
COTTAGES
Phone^fjk^*
116^^1^809
^Ce^BOARDWALK
a TL ANTIC
Ocean City’s Largest.
Most Complete Hotel * ^
Room. Bath. Meals. X ■ "J
Week-end, Fri. to Sun. I
_or Sat to Mon. _ I
The Stephen Decatur
A modern, restful vacation Hotel, on
the Boardwalk, facing the sea: American
Plan, fit) rooms. 30 baths, free bathing
facilities. lockers, parking space. Mary
land cookery at its best. Write for rates
and Booklet "S." EARL E. CONLEY. Mgr.
THE PLIMHIMMON
Ocean front. 12nd season, moderate rates,
thoughtful service, tempting cuisine.
BRFAKFRS ON board walk
Rooms with hot Hnd
cold running water and private bath.
Phone 76. C. H. TIMMONS,J>roD.
THE ROOSEVELT Boardwalk
, at Division St.
EDWAHgDyLM^MP^rlC4n..r^
MAYFLOVV ER
a i V V TT UlX Hotel. Perfectly ap
pointed. Caparity ‘.*00. Owner-Management.
Commander
VUIUUiailULI Telephone and
Elevator Service. Special June Rates. (Open)
THF HFNNK Where a cordial wel
IIILj L/t-lllllj come awaits old friends
and new. Rates very reasonable. Mrs. R. J.
Dennis. Porticos overlooking ocean.
Pint* AI T 0n Boardwalk. Ocean
W Front. Modern conven
iences. Spacious ocean porches, delicioug
meals. Phone “2 C. B. Brookev. Mgr.
Also it-room ocean front apt, for lease.
HASTINGS HOTEL Private Baths.
Parking Space. Special rates until July 25.
_MRS CIIAS. L VP LAM.__
THE DEL-MAFLT.1.
Private Baths._MRS. S. I. CAREY.
MAJESTIC SHiS
weekly. *‘.’0 to Meals included. Free
P_arking_ and Bathing. Parker_Smith.
EAGLES MERE, PA._
High in the Alleghenies tC.'.’OO ft. alt >.
overlooking the lovely Lake of Eagles.
Crestmont Inn is an ideal vacation spot!
Noted for its distinguished clientele, good
food and service. Riding, hiking, water
sports (protected beach for children),
canoeing, dancing: concert music. Game
roam. Bridge, golf, tennis tournaments.
Write for folder T. Wm. Woods. Proprietor.
Crestmont Inn, Eagles Mere, Pa.
Crestmont Inn
"Ask Mr. Foster." District SSOO, lor
bookings.
FEN MAR, PA.
Crout’s Hotel
Home-like Refined
Large Porches
Special Weekly and Week End Rates
Sunday Dinner, $1.00
Booklet Mrs. J. E. Grout
DAU AIDS? lnJOV Kood meals, com
DV/n /\II\C fortable rooms. All con
veniences. Special rates. Write Mrs. B. F.
DIEHL_ |
BLUE RIDGE SUMMIT, PA.
MONTEREY INN
Bine Ridfe Summit. Pa. (
American Plan—Reasonable Rates.
Season June 15 to Sept. 15.