tag="{http://www.w3.org/1999/xhtml}a">200

Mutual Interests 206

The Forest of the Tenements 212

The Children's Playground 218

Library Day at the College Settlement 224

A Street on the East Side 236

A Cooking Class of Mothers and Children 244

A Meeting of Neighbours 250

The Reading-Room at the Settlement 254

After School at the College Settlement 258

The Morning Airing of an East Side Heiress 264

A Bit of Old Greenwich 274

A Little Father 280

A Corner in Old Greenwich 286

Taking their Turn in the Yard at the Settlement 294

CHAPTER I.

AT THE BOTTOM.

One of the first, and, up to the present time, one of the most interesting experiments made in New York for the better housing of the poor, was made in the early eighties by a score or less of philanthropic capitalists. These gentlemen organized a stock company to hold and manage tenement-house property, limiting their dividends to three per cent. on the capital; the surplus dividends, if any, over this amount, to be used in improving the property, and securing such conditions and opportunities for the tenants as would stimulate pride and independence. The formation of this company followed one of the periodic agitations of the tenement-house problems customary in New York.

In 1878 a conference was called by the State Charities' Aid Association to consider the condition of the tenement houses in this city. Mr. Alfred T. White, of Brooklyn, had at this time proved that model tenements, conducted on strictly business principles, paid as investments, and stated at this conference that his model houses made a return of seven one-half per cent. As a result of this conference a committee was appointed who reported that they did not find it desirable to recommend the building of model tenements in New York at this time. Mr. White for many years stood alone as the man of wealth with the courage of his convictions, that there were wage-earners compelled to live under tenement-house conditions who would pay for and respect the best housing that capital would offer them, within their rent-paying capacity.

The tenement-house agitation continued.

In 1879 Mayor Cooper had appointed a committee known as the "Mayor's Committee," to devise means to effect tenement-house reforms. This committee reported, and among other suggestions recommended, that companies be organized to build modern tenements. Some members of this committee, with others, formed the stock company alluded to with a capital of $300,000. With a wisdom peculiarly their own, they did not wait until model buildings could be erected according to plans not yet drawn on sites not yet selected, but they leased on a long lease property that had been unproductive for a long time, and occupied by a people at the lowest level of the home-making people of the city. Below them are the people who do not even pretend to make a home. This property was located in the old Fourth Ward. It was the reputation of this ward, and the record of the particular property, which doubtless led these capitalists to secure it. It was conceded that the poverty and degradation of the Fourth Ward was at least as great as in any other section of the city. The property leased had attracted public attention and been the subject of special investigation and reports in every agitation of the tenement-house problem since 1856.

The Fourth Ward criminal and health records figure for an even longer period in every effort at bettering municipal conditions by the example it presented of civic indifference, neglect and maladministration. The houses faced on two alleys, known in their best days as "Single" and "Double" alley, respectively. As this distinction indicates, on Single Alley one row of houses faced the walls of the adjoining property, while two rows of houses faced each other across Double Alley. Later known as Swipe's Alley, Guzzle Row, Hell's Kitchen, Murderers' Row, showing the gradual descent from respectability. There is a tradition that Single Alley once had gardens that extended to Roosevelt Street; that the houses had been occupied by one family; but this cannot be verified. In their most degenerate days these houses had an air of exclusiveness, due doubtless to their fronting on courts and the tall iron fences, with gates, that separated the houses from the street. The neighborhood at one time was aristocratic; Franklin Square, but a short distance from the property, was a social center of national greatness. As business went northward, the merchants, bankers, tradespeople, followed, for the tie between home and business was still very close; the midday dinner made distance between the two impossible. The old homes were left for subdivision among the skilled workmen and clerks.

The tide of immigration set in, and the strangers settled near the docks and wharfs—the source of their wages; in time they crowded into the old residences, beginning the housing problem of New York. These old homes were soon overcrowded. They could not be made sanitary. The demand for room was so great that the large closets—the necessity of the old-time housekeepers—were counted bedrooms, and are to-day in houses of this type in