Document text
Mareh 23, 1939
Charles Mdward Matteson
(White)
1792 N.J. 15th Street
Miami, Florida
Real rotate Dealer, Boon
Period
Blvira B. Burnell, Writer
A. J. MAMBO'S REMIN/903NORO
Boom of the 20's
One of the most active real estate dealers in Miami and viol.
nity luring the 20's was A. J. Manning, who was known to all of
his friends as eA.J.° He opened his Miami office during 1924, his
business reaching its highest peak during the fall of 1925 and
spring of 1936. At that time, during a period of 27 consecutive
days, he sold $1,5C0,000 in real estate.
After the bubble bursted, he struggled along, trying deeper.
ately to salvage his life savings invested in Miami property and
to remain in business. However, this was impossible; finally in
1927, he was completely %robs* and closed his office. But his
spirit was not broken and he went back to his old trade of paint.
ing and interior decorating. He had to curtail expenses, give up
his lovely hose, and move into a smaller house.
The small, frame bungalow, now occupied by A. J. and his wife,
is built far back on the lot. It is almost hidden by the profu.
sion of oleander and palm trees, shrubbery and flowers growing in
the front yard. A drive —way runs along the right side of the pro
26048
perky, and as 1 drove up I saw a large Marmon Sedan parked in
front of the ports-000here.
A small, unsereened front porch looked very inviting with its
two large, well cushioned rookers. A table is °avowed with flower
pots containing varieties of cuttings of rare plants and, on the
floor, larger containers are filled with ferns and many kinds of
shrubbery.
In response to my knock on the screen door, trances, the wife,
came from a back room. She is neat in appearance, rather plump,
and looks about al years old. Her black, bobbed hair is half gray,
her features aro regular, and she has large expressive brown eyes;
she always wears unnamed glasses, set in gold frames. Her flower-
ed print dress is well fitted; she is wearing white pumps and tan
silk hose. Her speech shoes a good education; she pronounces her
'reps with care and never drops her egl.' She is from Washington,
D. 0., altho she has lived in Miami for many years.
'Come in and have a chair, Mrs. Burnell, A. J. will be bore in
a few moments; he's lying down. H. tries to make mil believe that
working every day has no effect on him, but he usually goes to his
room and lies down for a while after dinner.'
The furnishings of the living room consist .of a three-piece
wicker living room suite, a large wing chair standing near the radio,
and a floor lamp. A vase full of tall slender leaves and out flavors
is on a table in one cornar of the room. At the other &Id of
the room is a highly polished mahogany china closet With full
length, curved glass doors. This contains some rare china and
pilververe. On the walls are a picture of an army officer in uni.
form anC insignia of various orders, including the Knights of Py.
thins.
Frances said, 'After A.J. lost both his big homes in Magnolia
Park and Hialeah, he sold most all of the furnishings. That turni.
ture would have been out of place in a small bungalow like this.
He kept POMO things that he cherishes, of course.
"ro doubt you heard about the death of his first wife soon
after they lost everything. Isabel was a dear friend of mine. I
lived .nith the family all during the boom, for she never oared a—
bout the responsibility of running the household, even the she al.
ways had maids. She was only ooncerned with the oomfort and well
being of A.J. and their three sons. She never would go anywhere'a
without ms.
"A.J, had three Linooln oats in those lays, two for business
and one with a chauffeur for the family. It all seems like a dream
now. After he lost everything, I went back to Washington. It was
at Isebel's request that I cams back to Miami. Her health broke
and she nas ill for several months. Ohe begged me to come and take
care of her, so that she could be brought home from the hospital. I
did, ar,d for eight months he lingered finally passing away in
1950.
married A.J. two years ago, but his sons resented it se
much that we never visit **eh other. It grieves me, but there is
nothing I can do about it. A.J. says for me to pay no attention
to them, but I would be happier if he and the boys were reconciled."
At this moment, A.4. came into the room. Re is above average
height and weighs at least 225 pounds; however, he carries his
weight well and makes a distinguished appearance. He has an ex-
tremely high forehead, blue eyes, blonde wavy hair without the
sign of a gray one, in spite of his 65 years, and smooth skin with—
out a blemish. He is wearing house slippers and a dark silk house—
coat over pajamas.
Cordially he extended his hand saying, 'You'll have to excuse
my appearance, for T must have comfort after a day's work. It's
nice to see you, seems like the good old days. Frances tells me
you want some of my real estate experiences during boom days. Nell,
I sure oar give you a vivid description of that period for I was
here before it, during it, and after it. Stuck to the guns, never
left Miami except for six weeks to attend the Realtors Convention
in St. Louis. Here I am, nowt working for a living, all my realty
holdings gone, nothing left but this little bungalow and it's not
paid for. But we're happy in spite of it all, aren't we, honey?'
as he pats Frances fondly on the shoulder.
and wt=re simply entranced tith the beauty of the scenery along
the In,Itan nivel.
7,3 Tore impressed too, with the wide avenues
of rnagnolia and large shade trees hanging with moss. Isabel and
I would walk up and down these avenues for hours. The water had
a great lure for us also.
"After a few weeks, I decided to buy a yaoht so that me could
cruise around Florida waters, and enjoy life. sold out my hold.
ings in Washington, for we decided to remain in Florida but were
not yet sure of just where we wanted to settle. So, for six years
we cruised around, staying in different cities trying to decide
where we liked it best. Prospects in Miami looked good to me, froa.
a business standpoint so, in 1917, I purchased a home in Buena
Vista, opening a real estate office there later.
"Then came the World War and all throe of my sons served in
the army. That pioture is of Lionel," pointing to the framed pia..
tura on the wall. "I also had a government ap9ointmant at Muscle
Shoals for several years.
"In the winter of 1918, I opened a real estate offioe in Miami
and when the boys were mustered out of the service, I opened a
paint shop for them. Things were moving along slowly then and, in
1922, there was a panic. Naturally business dropped off some but
from 1923 thru 1924 real estate picked up strong, reaching the peak
dvring 1225-2E. Prances, please get those papers and books so I
car s'Ior them to kre. Burnell."
In a little while ?ranee' came back into the room with pages
of newspapers filled with pictures and articles about real estate
activity during the boom period. One full page of the Miami Tri.
buns, showed pictures of A.J.'s beautiful estate, ,"Green Gables,'
at Magnolia Park, a sub,..division owned and developed by him; also
a handsome white *two° home of 14 rooms, boated in Hialeah, when
he owned and developed much acreage. In the center of the oage
a picture of A.J. sitting at his desk lith telephone in hand. he
wes president of the Ohamber of Oommerce at one time.
There were also pictures of the Orange Blossom Special /hen
it made its first trip into Hialeah on the Seaboard Air Line Rail.
vay Jon. 8, 1927. He showed me a personal letter from S. Davies
Warfield, president of tho railroad and unole of the Duchess of
Windnor. In this letter, Mr, Sarfield expressed his appreciation
for the grant of land which A.J. gave to be used as the site on
whioh thp depot was built. slarfitld was one swell guy, and a
good friend of mine. If he were living today, I know I wouldn't
be in these reduced circumstances; he'd have baoxed ma up in some
kind of business.*
He also showed me the write-up whioh tells about the million
and a half dollars in real (potato that he turned over in 37 days.
Then he handed ma a thick, heavy book containing pictures of out.
-8-
atanding men of Miami real estate activity, and their homes, among
41tch ',Tore his also,
tree, indeed, those were hectic days,* A.J, continued, as he
puffed on a cigar. It was then that the *binder boys* cams in
existence. All the men wore knickers and heavy wool stockings.
With the exception of Surdinels, Bewell's and the dime stores, all
the stores along rlagler Street were occupied by real estate firms;
but this not sufficient, the binder boys worked right on the
street, holding the receipt books and pencil in hand, calling off
the acreage and amount of 'binder' required, obtaining the deposits
from people, who bought lots without having any idea how far in the
woods of Florida they might be. Lots at $5 or $10 down and so much
a month cold like hot cakes, the buyer not even oaring where they
were or how much the total selling price. They'd have a map and
make an x in various places where plans were Tade to oonstruct the
Oity fall, Publio Utilttles Building, Administration Building, and
so or. 1? foot pidevalks were already laid, and boulevards mapped
out. The people we like wild; the money went to their heads,
they thought it would continue forever and became reckless and ex*
travagant; money galore was spent in night-clubs; couples who viers
perfectly happy and contented with each other became careless in
their morals, their huebands holding other men's wives in their
arils and vice versa.
"Ill give you one instance of the exhorbitant prices of real
estat;• in thoeo days. A client of mine, a French woman named i;or...
leauz, as here on her vacation and couldn't resist the temptation
to buy ewe real estate, I sold her a double corner for 418,000
on what is today the Soulevard. She listed the property with me
and went back to trance. The first offer t cabled her was V90,000.
She refused this, replying she vented at least 05,000; the buyer
agreed to pay that amount, and, in the meantime, she °hanged her
mind and cabled me not to let it go for less than $105,000. The
buyer still ranted the site and paid the price, making cash pay-
ment of 450,000, balance on terse. Then the bubble bursted and
he lost his $50,000 and the property went beak to her. I have all
the cablegrams on that transaetion in an old trunk and can show
them to you some tine. A little later that same piece of property
was not worth more than $10,000.
'Another transaction typical of the boom was a sale that I
made of a lot 110 ft and 135 feet deep on the Dixie Highway, just
north of 3uena Vista, for 38,500. Two weeks later the same lot
sold for 419,500, and three months later for $100,000.
"A friend of mine from Washington made a hasty trip down to
Miami just to see what was going on here.he had heard so much a-
bout it --he was on his way to California and planned to spend a
week here. I sold him six lots at $2,200 each. He listed them
with me and went on to California, telling me to get in touch with
-10.
him if a good offer presented itself. Well, he was still on the
train when I wired him an offer of $28,000 for one which, of course,
he accepted. A fine nest egg was made out of that deal.
sold one sub -division of 52 aores..my first commission b..
ing $12,000. My client then asked me to sub -divide this piece of
property into lots and will them for him. Within SO days I resold
the entire subdivision making 200 on each lot. no commission on
that amounted to $115,000.
"Not all were left holding the bag like I was. Groups cans
down from all parts of the country. For instance, about ton .men
would work together, making balm they didn't know each other.
They'd buy some acreage and then bid it up higher and higher, final.
ly let some 'sucker' have it, and then they'd get the cash and
'blow.'
"I had a salesman working for me who came to Miami broke. He'd
lost e fine big home in Kentucky; his health was poor too, and he
thought the climate would be of benefit to him. I gave him a start
and he 728 doing pretty good, then he saw the quick turn—overs be-
ing made. I had a certain piece of property, just one lot with a
small bungalow on it, to sell for 0,000. He said, 1A.J., I'd
like to have that little plats* for a home for the family;' he elbow-
ed me a two.oarat diamond ring that belonged to his wife, and said
she was willing to lot it go for the down.payment, so I took the
-11
ring an 7fe closed the deal. That's the diamond I used to wear
on my fourth finger. I allowed him $700 for it. Tell sir, in
three Tees he resold the place for 115,000, got half cash, and
he nnd his wife blew the town —went back to Kentucky and redeem-
ed their home. I ion't begrudge it to the poor devil —he as wise
after all.
"Many times, acreage was sold to people without their even
seeing it. Some expressed no desire to see it other than on the
map, some might feel a little inclined to make the trip, but not
too anxious -.we'd just tell them 'It's better to buy it without
seeing it, especially if it's farm land, 'cause if you'd see it
you wouldn't think it's worth the money.' The way people bought
blindly in those days, a crooked real estate dealer could sell
swamps. I didn't do any of that kind of business, for I was in
business to stay.
"Of course, the boom did Miami a lot of harm, gave it muoh
unsavory advertising and, consequently, for a few seasons after,
the lack of tourists wee appalling. Many people, who came here
with money, lost every dollar they had. On the other hand, we all
learned a lesson, even the it proved to be an expensive one.
"After the the boom and hurricane of '26, no more/that slip -shod
builiing -7as allowed. New building laws and regulations were put
into effect.
-12
"Lately, I heard, t;',at a salvage company has bought up hun-
dred& of notes which people signed when they bought lots during
the boom, and then dropped the lots, losing what they had already
paid in. This company sends their agents &round to try and lo-
oate the person who signed the note; if he succeeds the company
sends a letter telling the person that if he doesn't settle with
them, they will bring suit.
"Veil, after the bubble bursted, I still think Miami could
have male a rapid come -back if it hadn't been for the hurrioane
of Sept. 'M. That finished the job. Miami looked exactly like
a war -torn town just evacuated by the enemy after a battle. It's
ronderful how it has come baok in the faoe of all that has hap-
pered sinoe.
"I hung on until 1927, when I went completely broke. I tried
my best to save my property in Hialeah for I had 449,000 cold cash
in that place, but it was no use --everything went. Then, in 1929,
the stock market broke, the banks failed, and we were left hang-
ing on a limb, so to speak. In addition to losing everything I
had, my wife's health failed, and finally I lost her too, one of
the best women ever lived in this world —her one fault being that
she was too good; yes, too good to the boys and too good to me, I
admit it."
'othing was said for several minutes. Then A.J. picked up
here he he left off. "Frances here, has made life worth living for
me. As for the r_ttitude my sone have taken about her it doesn't
rorryne Rt all; pone day, they'll come to their senses. They
are selfish..never did a thing for me nor their mother and, by
p7al, I'd never ask them for a lime if I were starving. Then I
had money, I lid all in my power for them and their families, but
they never lid show any appreciation. Hughie lives next door and
has not even spoken to me for two years.
nThis little place here isn't much, but Frances has made it
attractive. An interior decorator herself, she can make even a
barn look cozy. Uome in and see the rooms."
The living room leads into a narrow hall from which a door
opens into Frances' bedroom. A double bed, bedside dresser, dress—
ing table, chair and small rocker are decorated in lavender, 7ith
7hite trimmings. A lavender silk spread is on the bed and a laven,.
der boudoir lamp in on the table. The rralls, as well as those of
te oner rooms, are decorated with a bolder of hand painted floral.
White curtains with lavender ruffles are at the windows. A rose
colored velvet rug is on the floor.
The bath room is directly across the hall, This room, like
all the others, is spotlessly clean. Tile floor, built in tub and
shower, lavatory and toilet are all new. A medicine chest is over
the, lavatory,
-11-
djoining Frances' ic a larger bed -room which is A.J.1s.
here are large old-fashioned brass bed, mahogany dresser and
chifferobe, several chairs to match, a flat topped mahogany desk,
swivel chair, and a book -case lined with books. Several pictures
are on the wall, one in particular, A.J. told me to look at. It
is a picture of his family taken in Washington. They are sitting
in his Fackard Twin, -six touring car and he is at the wheel, his
wife, Isabel next to him, and the three boys sitting in the back
seat. "Pretty sporty, eh?" says A.J., proudly, as he looked at
the picture and smiled.
Across the hall is the dining room. This is rather a small
room and the mahogany dining table, chairs' and buffet practically
fill it. An expensive axminster rug covers the floor. Frances
said A.J. saved three rugs when be sold out.
Adjoining the dining room is the kitchen of wLich Frances is
very proud. It is a large room and the furnishings are new. A
large Frigidaire stands near the back door. On top of a white
porcelain streamlined gas stove is a home-made apple pie. Frances
does all her own baking, and pie is A.J.Is favorite desert. "I
always make two at once, a lemon meringue and an apple," she said.
The kitchen cabinet is finished attractively, Thiel! A.J. lid him-
self, also a cabinet under the porcelain sink. He covered the
drain -boards on either side of the sink with a brown material whioh
matches the linoleum. The edges of the drain -board are neatly
fitted with nickel plated strips. Two windows over the sink have
freshly starched, white ourtains. A porcelain .:i.tchen table and
two white wooden chairs complete the furnishings.
"A.J. likes good substantial meals, always was used to having
them, and I figure why not have the best of everything if we can.
I may not be following the best rules as to diet for A.J. Personal-
ly, I'd like to lose some weight; sometimes I go all day without
eating, until he comes home in the evening. Then he insists that
I sit down and eat with him. Often in the morning I'll lust take
a cup of coffee and satisfy him.
"le don't spend any money on foolishness, like races, gambl-
ing, and such things. I like pretty clothes, but they don't nec-
essarily have to be expensive. A.J. doesn't spend any money on
he outside. He likes a little sociable drink, and I have no ob-
jeotion to his having a bottle in the house. In fact, I enjoy a
good cocktail before dinner. We like to play cards, fr,d often in
the evening, if A.J. is not too tired, we sit and play casino.
Five Hundred is our favorite game, tho.
*I have no ontsile interests rthatsoever. I don't riind
td-
mitting crazy abut A.J. and my main ambition is to la,:e hi:11
happy; I believe I have succeedei. Loki g after him is all I
care about --I like to keep house 'just so' and )1an aud cook the
-15
meals he likes best. I do most of my own work, except the laun—
dry. A colored girl does that and A.J. wants me to have her do
the heavy housework too, but I'm trying to save all I can and
some day have
I'd ,ork too,
him sometimes
a better home, more like he's always been used to,
at decorating, but he won't hear of it. I do help
in planning his work. He's getting on pretty good
now, gets some fine contracts, and PM sure that in time he'll
make a real cones —back.'
"A. J., what to your hobby?" I asked.
lithout hesitation he replied, "Fishing and loving my wife
nothing else matters to me." He went into his room and came out.
with a new reel and rod. "Frances surprised me with this for Christ
I know she must have paid at least $1.5 for it and I bawled
her out, too, for spending so much on me --told me all the time she
was giving me some socks and handkerchiefs, then Christmas Eve she
comes out with this." From his expression, it was easily seen that
nothing could have pleased him more.
"Politics don't interest me very much, except when it comes to
presidential election; however, we always vote. I do believe Presi—
dent Roosevelt is doing as good a job as any man oould do under the
circumstances. No matter who had his job, there would be cricitism,
perhaps a great dial more.
"I'm afraid we are not very religious. I am 1pisoopal and
-17
Frances Is Methodist* 'iTie go to church occasionally; zlot but '"'hat
I think it does a person good to go, but after working all reek,
I lIka to relax ,,rhon gunday comes. Often, we go fishing; rt live
a quiet, happy life interfering with no one. My mother always
taught us that God is love --in the plants, in flowers, in people,
in everything of this world, only most people do not see it be—
cause they are too much concerned in the 'Almighty Dollar' aeid too
selfish to see anything else."
Realizing the hour was getting late, I thanked both A.J. and
Frances for their hospitality and prepared to depart.
43ome time irances will look in that old trunk and get out a
lot more things about the boom that might interest you --old pie—
tures of Liiami, too."
3oth of them ralked out to the oar with me, Frances stopping
to out off lome flowers for me. The odor of night blowning jasmine
fillel tha air. As they walk back into the house, A.J.'s arm ras
arounJ her; it is very apparent that, in spite of all that has hap—
pe ,e1, this couple is ideally happy.