Three Acres and Liberty Part 4

For a sure profit buy low-priced land, keeping as near the "raw material" as possible; high-priced property is risky and expensive to carry. An acre which costs one or two hundred dollars, or ten dollars per lot, will cost but six to twelve dollars per year to carry and half a dollar for taxes, and if a stable does come next you, why, you can sell your land for a blacksmith shop.

Besides this, a ten-dollar lot, if restricted for residence or available for business, often advances to $100 in a year; one good house which some one else built near it may raise its value that much.

If the land _is_ high priced, see that there is some kind of a building on it; even a shanty will usually bring in enough or save you enough by its use to pay the taxes; so you will have that working for you whilst you are away.

If possible, buy at auction and of reputable people who are not boomers, or at least buy at forced sale; that is how real estate is sold when it must be sold. Choose lots level with the curb and on high ground, lest the expense of grading and sewering eat up your profit.

Keep in mind that in buying land for speculation one really buys the opportunity to tax other people, by taking part of their earnings in the shape of rent or price. Do not then be deluded by boom schemes in inaccessible or desolate places; choose rather that land which in the natural course of events others must have in order to work or to live.

Home buying in small communities is safer than in the outskirts of a large city, because public improvements are much less costly. If you put $500 in a $5000 home and carry the balance on mortgage, an a.s.sessment of $1000 for streets or sewers, which helps the vacant lots, will probably put you out of business. Whether for use or speculation, buy in an established neighborhood or where the circ.u.mstances and neighbors are such that restrictions or expenditures will make its character sure. The increase in your land value depends first upon the presence, then upon the efforts, of others; it is by their labor you hope to profit.

Therefore, buy property on leading thoroughfares; except in a very small section devoted to the residence of millionaires, the price of residence property has a limit; even there the merest accident or the whim of fas.h.i.+on may destroy the value, but there is no telling what figure business property may reach.

Do not build unless you have to. It is rare that a building pays five per cent net on the value of the land and the cost of the house. "Who buys a house already wrought, gets many a brick and nail for naught." If, however, you can get a piece of ground in a growing neighborhood and live on it till you can sell at an advance, that is the safest, and surest of investments. It delivers you from the power of the landlord.

Lastly--in real estate--don't bite off more than you can chew.

Most of these rules apply to the purchase of suburban land. In farm buying, keep as close to your market as you can. See that railway facilities are all right; get land likely to be needed for other purposes. The best way to begin is by securing all information possible from state agricultural departments. Write to the industrial agents of important railroads traversing the section in which you want to locate. They have detailed information regarding land, markets, social conditions, etc.; get from the United States Agricultural Department a map showing the soil survey of the section of your choice. It must be borne in mind that personal aid is not to be expected from State Agricultural Departments, Bureaus of Immigration, railway companies, or any public agency.

From the big farm agencies run for profit you can get lists of thousands of properties for sale. Some State Agricultural Departments cooperate with real estate men in their own states, by referring inquiries for farms to them. Some states issue from time to time lists of "abandoned farms," but these change so constantly that they help but little except in the way of suggestion.

When you start farm-hunting take along a good map. Then you will know a few things on your own account. Verify railroad maps and "facts," as they are often biased. Don't waste your time wandering around a strange locality by yourself. The local real estate man knows more about his community than you can learn in five years. In trying to find out things for yourself you will waste in aimless journeys, undertaken in ignorance of real conditions, more time and money than a real estate man's commission amounts to.

The only way to form a correct idea of the production of any given section is to examine a particular farm in detail. Within well-recognized limits, all the farms thereabouts will be found of similar character. Before spending money to look at land, learn all you can by correspondence. Whether it is more profitable in the long run to buy that good plot of land in a high state of cultivation with good buildings on it, at a high price, than to buy this exhausted piece of land with poor buildings or none at all, is a question for the individual to decide. It depends on your energy, grit, age, and how much money you have. It is much easier to take advantage of what the other fellow has done, than it is to build from the stump. You must bear in mind, however, that well kept land in a high state of cultivation seldom goes begging in the market. On the whole, if you have the capital to do it, you can make the biggest wages by buying rough or neglected land, and hewing it into shape.

If you have a knowledge of soils, you may be able to find land that will grow something that no one supposes it will grow. This will be particularly useful in the case of land thought to be valueless. The lands about Miles, Michigan, were considered sterile until some one found out that they would grow mint, a valuable crop, which made the land salable at high prices.

Get hold of a desirable bit of the earth. All that men wear or eat or use; everything--shelter, food, tools, and toys comes from the land by labor. Even the capital used to make more of those things is taken from the land. The employer and the capitalist are, at bottom, only men who control the land or its products, who own rights of way, mining rights, or the fee of valuable lands. Thousands have "made" money by finding unexpected products in their land or of their lands, oil, coal, mineral, plants; thousands more because their land was needed by some one else, and they were paid to get out of the way.

To speculate on these chances is risky business; to keep land that enables you to make good pay while you wait, is profitable.

CHAPTER IV

VACANT CITY LOT CULTIVATION

In this book, necessarily, we have to take much upon the reports of others, checking them by our own judgment and experience. The startling accounts of what has been done and is being done on plots of about a quarter acre to each family, however, can be easily re-verified by any one who will go or write to Philadelphia, or examine any present experiment or model gardens. These show what can be done even by unskilled labor, with hardly any capital, on small plots where the soil was poor, but which are well situated.

The directors say: "The first Vacant Lot Cultivation a.s.sociations were organized when relief agencies were vainly striving to provide adequate a.s.sistance for the host of unemployed. The cultivation of vacant city lots by the unemployed had already been tried successfully in other cities. The first year we provided gardens, seeds, tools, and instruction only, for about one hundred families on twenty-seven acres of ground. At a total cost to contributors of about $1800, our gardeners produced $46,000 worth of crops."

The applicant is allowed a garden on the sole condition that he cultivate it well through the season, and that he do not trespa.s.s upon his neighbors. He must respect their right to what their labor produces. A failure to observe these rules forfeits his privilege.

During twenty years, more than eight thousand families have been a.s.sisted, many old people who could no longer keep up the rapid pace of our industrial life, cripples whose physical condition held them back in the race for work, persons who on account of sickness or other misfortunes have been thrown out of the compet.i.tion in modern business, and unfortunate beings who, though clear in mind and strong in muscle, have been forced to the ranks of the unemployed--these have all had an opportunity opened to them: opportunity to enjoy all of the fruits from nature's great storehouse which their own labor and skill might secure.

The war has forced France, Italy, and England similarly to utilize natural opportunities for subsistence in their enormous tracts of unproductive lands. In Mexico all proprietors will be required to designate what they propose to cultivate and the remainder will either be allotted temporarily for agricultural purposes to those desiring them or it will be cultivated under government management.

There is no remedy like that for poverty.

The first man who applied for a vacant lot garden came to the Philadelphia office after the announcement in the papers, so weak and emaciated that the doctor was afraid the poor fellow would be unable to get out of his office without a.s.sistance. He was a widower with three girls and a boy, the oldest girl about seventeen.

He received a garden which contained only about one fifth of an acre. Later he observed that a part of another little farm was left untouched on account of being very rough, full of holes, and covered with stone and bricks. Part of this farm was below the street grade and subject to overflow, but it was larger than the others--nine tenths of an acre. He offered to exchange, saying he did not mind the extra work.

His offer was accepted. In a few days the stones and bricks had been thrown into the holes and covered with dirt. The low places had been filled in. It was a work in which the whole family joined. A small house was rented in the immediate neighborhood in lieu of their one room near the foul alleys of the city slum.

Every inch of the soil was utilized. A rosy hue took the place of the pale, wan cheek of a few months before. And now the harvest has come, and the winter's store can be enumerated. Thirty bushels of potatoes, four bushels of turnips, one bushel of carrots, thirty gallons of sauerkraut, fifteen gallons of catsup, five gallons of pickled beans, one hundred quarts of canned tomatoes, fifty quarts of canned corn, twenty quarts of beans, one thousand or more fine celery stalks, and many other things. Warm clothing has replaced the badly worn garments of nine months ago. A few pieces of furniture have been added. The boy has been provided with a small capital for his little business. ("Vacant Lot Cultivation," Reprint from N. Y.

_Charities Review._) Better labor would of course get even better results.

The personal benefits that have come to a few individual cases, are largely the same that all the gardeners enjoyed in New York and elsewhere.

An old colored woman--a grandmother--who had just been released from one of the hospitals where she had been treated for a long time for pleurisy, asked for a garden. It was more than a mile to the nearest plot, but she was quite willing to go even that distance if she could get a garden. At first, owing to her weakened condition, she was forced to work slowly and for short periods only, but a little a.s.sistance enabled her to get a garden started. The work proceeded so well that more land was added to her small holding, and most of her waking hours were now spent either in or near the garden, working among the tender plants or watching them grow. Before the season was half spent she had developed one of the best gardens in the whole plot. Her surplus produce became so large that she had to devote most of her time to gathering and selling it. Finally she rented a small shed on a prominent street and pa.s.sers-by often stopped, and regular customers came to buy the freshly gathered produce, the supply being not only abundant, but of great variety.

One of the best gardens, from the standpoint of value of produce as well as for the varieties of products it contained and the artistic arrangement, was worked by a man who had but one arm. Many other successful and profitable gardens were cultivated by men and women of an age when we generally expect them to depend entirely upon others for support.

Many incidents were found where such habits as drinking and loafing around saloons and clubs and abusing the family have been checked on account of the gardener's time and attention being occupied in the little farm.

One of the workers came for work in a condition of mind and body which rendered his services almost worthless. He was scarcely able to carry on his work for a minute beyond what he was shown. Each new move had to be explained constantly, and even then he was often found doing the work in the wrong way only a few minutes afterwards.

Before long, however, he began to see that his place had its responsibilities and that the work of Mother Nature depended on his doing his part and doing it well. By the time the crops were ready to gather and market he came to realize that the cost of production must come under the amount received from the sale of the produce so as to prevent loss. By the end of the season he had learned so to utilize his time and to organize his work and execute our plans that we were able to recommend him to a farmer who was looking for a handy man about the place.

In twenty years our a.s.sociations have made demonstrations of the following facts, each demonstration proving more clearly than the former ones:

First. That many people out of employment must have help of some kind.

Second. That a great majority of them prefer self-help, and many will take no other. Nearly all are able and willing to improve any opportunities open to them.

Third. That to open opportunities to them does not pauperize or degrade, but has the opposite effect of elevating and enn.o.bling. It quickly establishes self-respect and self-confidence. The best and most effective way of helping people in need is to open a way whereby they may help themselves. The most effective charity is opportunity accompanied with kindly advice and a personal interest in those less fortunate than ourselves.

Fourth. That the offering of gardens to the unemployed with proper supervision and some a.s.sistance by providing seeds, fertilizers, and plowing accompanied with instruction, is the cheapest and easiest way of opening opportunities yet devised.

Fifth. That it possesses many advantages in addition to providing profitable employment; among others, that the worker must come out into the open air and suns.h.i.+ne; must exercise, and put forth exertion,--all of which are conducive to health, and, most important of all, he knows that all he raises is to be his own. This is the greatest incentive to industry.

The Vacant Lot Cultivation system is a school wherein gardeners are taught a trade (to most of them a new trade), farming, which offers employment for more people than all the other trades and professions combined: a trade susceptible of wide diversification and offering many fields for specializing. But little capital is required; any other field would require large outlay. Its greatest advantage, however, is that the idle men and the idle land are already close to each other--the men can reach their gardens without changing their domiciles or being separated from their families.

It was not until after several years that the full effect of the work was realized. A few gardeners each year from the beginning have, after one or two years' experience, taken small farms or plots of land to cultivate on their own account, or have sought employment on farms near the city; but the number is quite small compared to the whole number helped. Now more than ten per cent of those that had gardens previously have for the last two years been working on their own account. Out of nearly eight hundred gardeners, more than eighty-five either rented or secured the loan of gardens that season and cultivated them wholly at their own expense, and many others would have done so had suitable land been available. The number of gardens forfeited on account of poor cultivation or trespa.s.sing was only two out of 800 plots given out.

The first important advance was early in the spring of 1904, when it became known that a large tract of land that had been in gardens for several years would be withdrawn from use. A number of the gardeners came together to talk over the situation. One proposed that they form a club to lease a tract of land and divide it up among themselves. The plan was readily agreed to, and a nine-acre tract on Lansdowne Avenue was rented at $15 per acre per annum. Some sixteen families became interested' and Mr. D. F. Rowe, who had been one of the most successful gardeners, became manager They had the land thoroughly fertilized and plowed, and then subdivided. Some took separate allotments, as under the Vacant Lot a.s.sociation's plan, and others worked for the manager at an agreed rate of wages per hour.

The whole nine acres were thoroughly well cultivated, and a magnificent crop harvested.

As soon as there was produce for sale, a market was established on the ground and a regular delivery system organized which later attracted much attention. It was carried on by the children, of nine to twelve years of age, from the various families. Each child was provided with a pushcart. There were many and various styles, made from little express wagons, baby coaches, and produce boxes.

The children built up their own routes, and went regularly to their customers for orders. They made up the orders, loaded them into their little pushcarts, charged themselves up with the separate amounts in a small book, and at the end of each day's sales each child settled with the manager and was paid his commission (twenty per cent of the receipts) in cash. These little salesmen and salesgirls often took home four to five dollars per week and yet never worked more than three to five hours per day. The work was done under such circ.u.mstances that to them it was not work but play.

You can get the full report from the Philadelphia "Vacant Lot Cultivation a.s.sociations." It's interesting.

"The greatest value that our little garden has brought us," said a French woman, mother of a goodly number of rather small children, "has not been in the fine vegetables it has yielded all summer, or the good times that I and the children have had in the open air, but in the gla.s.ses of beer and absinthe that my husband hasn't taken."

"Quite right, mother, quite right," came from a man near by. "The world can never know the evil we men don't do while we are busy in our little gardens."

Further, pillage of crops, which was always urged as an objection to raising fruits or truck on open grounds, has proved to be a baseless fear. Where any of the gardeners are allowed to camp or put up shacks on the patches, theft does not occur and various superintendents repeat that "the few and trivial cases of stealing from vacant lot plots or school gardens were almost all at the places that were fenced."