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Business - Lecture/Discussion
Wednesday, February 13, 2013
Rehabilitative Resources
1 Picker Road
Sturbridge, MA 01566
Google Maps - MapQuest
The Chamber Seminar series continues with Tax Efficient Strategies for Business Owners presented by Joseph Ciejka, LUTCF with MetLife Insurance Company. Tax efficient strategies available to local business owners will be discussed. The presentation will briefly discuss such important topics such as "Fiscal Cliff", "Increase in Federal Debt Ceiling"," Health Care Reform", and the current low interest rate environment and how it impacts our local business owners. More importantly, the program will cover what can be done to address these issues going forward. RSVP by 2/11 to attend.
Cost: Free for Chamber Members or $20
Sponsored by: MetLife Insurance Company
Suggested Audiences: Adult
Website: http://cmschamber.ning.com/events/cms-chamber-seminar-tax-efficient-strategies-for-business-owners
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Last Modified: January 15, 2013 at 1:16 PM
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The Ultimate Source for restoration parts, styling,
and performance upgrades for your Chevy Impala
Since 1991
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Impala SS Center Console
Update the interior of your Impala SS with a new center console from Impala Bob's
MESA, Ariz. --One of the highlights for the top-of-the line Chevy Impala SS was its sporty, luxurious interior, featuring bucket seats and a center console. And Impala Bob's makes it easier to make your interior showroom new again with replacement center consoles and trim parts. Complete consoles are $499.99 for 61-62 4-speed models and for 64 models with a 4-speed or automatic. Console bases are available for 63 models for $139.99 and for 66-67 automatic models for $159.99. Customers can order online or call 1-800-IMPALAS (1-800-467-2527).
"If the car's original console isn't long gone, it's still likely that parts are missing or just worn out," said Impala Bob's President Bob Antebi. "Our reproduction consoles come complete, so you don't have to hunt for hard-to-find replacement parts, and they can be painted to match the rest of the interior."
Consoles for 61-62 Impala SS 4-speed models include the console and trim plate, crossed-flags Impala emblem, shift boot and mounting bracket. The 1964 consoles include the storage bin, lid and lock, courtesy lamp, SS emblem and engine-turned aluminum trim. Consoles for 4-speed models also include the shifter surround and shift pattern plate; for automatic models, the console includes the shift indicator dial. A six-piece mounting kit for either 64 Impala SS console is $59.99.
For owners who only need to replace parts of their consoles, Impala Bob's also offers individual components, including:
Impala Bob's is a leading supplier of restoration parts and accessories for classic Chevrolet cars and trucks. Established in 1991, Impala Bob's offers a full line of interior and exterior trim items, seat covers, door panels, carpet, weatherstripping, mechanical and electrical parts, body panels, sound systems, literature, and more. Impala Bob's free catalogs include 1949-57 Chevrolet cars; 1958-64 and 1965-76 Impala and full-size cars; 1964-72 Chevelle and El Camino; and 1947-59, 1960-66, and 1967-72 Chevrolet and GMC trucks. Impala Bob's is based in Mesa, Ariz., and its customers include classic Chevrolet enthusiasts throughout the United States and around the world.
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Reposting this BEAUTIFUL HEAD thing. Because, well, I'm bored.
Long story short, I did this because I reminded myself of a particular reaction pic featuring Dr.RRrrobotnik and his robotic cohorts looking at a monitor. Usually, one would put a disturbing thing or a shocking thing at the monitor.
Then the comments showered like confetti, creating the two edits (Eggnoch in the middle and Dat Ass glasses at the end) and eventually maybe resulted on this:
This was taken down some time later. It also generated this:
Naturally, I ain't sure if 'twas because of this thing, but it's still hilarious to imagine Enoch screaming "WHY? WHY? WHYYYY?"
And now we can all say that I did repost this.


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Practice Areas
The service at Console and Hollawell was excellent and outstanding. I was treated very warmly and made to feel like I was one of their only clients. Everybody made it seem like I was their... (more)
Rick Console made me feel like I was a part of his family. He had my problem resolved quickly and effectively. I could call him day or night and he would always be there. He was extremely reasonable and... (more)
Being raised a "do it yourself" kind of person, I attempted to handle my situation myself, I bought the "book", and played the game with the insurance company, and true to form I ended up... (more)
Everyone at Richard Console's office was helpful, pleasant and professional. The staff helped me with my auto accident. I was hit by a drunk driver and it was a very stressful time in my life... (more)
I am very pleased with the way your office treated me as a client when handling my case. I have always found Mr. Console and his staff to be extremely professional. It is important to me to have an attorney... (more)
Console & Hollawell's main goal is to achieve the best results possible for our clients. The below results are only a partial list of our many successes. Click on the results for more details about the case.View All Cases
FAX: (856)-778-1918 | EMAIL: [email protected]
Marlton Personal Injury Lawyers: 525 Route 73 North, Suite 117, Marlton, NJ, 08053 (856)-778-5500
Philadelphia Personal Injury Attorneys: 1650 Market Street, Suite 3600, Philadelphia, PA, 19103 (215) 225-2040
Newark Personal Injury Attorneys: One Gateway Center, Suite 2600, Newark, NJ, 07102 (973) 416-1146
Allentown Personal Injury Lawyers: 3477 Corporate Parkway, Suite 100, Center Valley, PA 18034 (610) 432-2112
© Copyright 2014 Console & Hollawell P.C. Personal Injury Lawyers - All rights reserved.


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Everyone is familiar with the cross pollinating activities of the bee. At Paradise, where these studies were carried on, the honey bee does not occur in any great numbers. The observer in the field is confronted very early in his observations with the fact that not all pollinators are bees, or even hymenoptera. Flies and even beetles have been caught in the act of carrying pollen from flower to flower, while the pollination carried on by the butterflies is considerable.
Bees are regarded by most people as the insects best fitted for carrying on cross-pollination. Their life habits -- visting the flowers to gather nectar and pollen -- makes cross-pollination of the flowers visited almost a certainty. Although flies do not gather pollen, many of them gather nectar from the flowers and in so doing, carry pollen from one to another. As a rule, male butterflies do not feed. The females of a necessity must find the food plant of the larva upon which to oviposit. They are fitted by long sucking mouth parts (proboscis) for the extraction of nectar from flowers. In the act of feeding upon flowers, butterflies carry out a minor role in cross-pollination. The insects of Mount Rainier National Park that play a part in flower pollination will be published in the next issue of Nature Notes.
Wayne Durston
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LAKELAND, FL (WTVB) - The Detroit Tigers were doubled up by the Marlins 4-2 yesterday in Grapefruit League action in Lakeland. Former Detroit pitcher Jacob Turner, who went to Miami as part of the trade that brought Anibal Sanchez to the Tigers, started and picked up the win for the Marlins. Detroit starter Drew Smyly struggled Thursday, surrendering four runs on 8 hits over 3 and a third innings of work. Austin Jackson had 3 hits for the Tigers, including a triple.
Detroit, which has a 7-7 record this spring, will host the Washington Nationals this afternoon.


text:
By David George-Cosh
TORONTO--Canadian bonds are slightly ahead Wednesday, failing to find much direction in the absence of any market-moving data.
Canada's two-year bond yield was at 0.977% Wednesday, from 0.980% late Tuesday, according to electronic trading platform CanDeal. The 10-year bond yield was at 1.813%, from 1.823%. Bond yields move inversely to bond prices.
"It's a quiet for data in Canada and the US. There's nothing too headline grabbing from overseas, so we look at this as a slight retracement in yields," said Andrew Kelvin, senior fixed income strategist at TD Securities in Toronto.
The only Canadian data release of note was April housing starts, which fell to 175,000 seaonally adjusted, annualized units in the month, following a revised print of 181,000 in March.
The data were in line with expectations, according to economists from Royal Bank of Canada.
Canada will issue 3.4 billion Canadian dollars ($3.3 billion) worth of five-year bonds later on Wednesday, which Mr. Kelvin said should receive a decent reception from the market.
"All of Canada's bond auctions have gone well recently and the five-years have held their own in the past little while," he said.
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£401,877 From
From £401,877
Charming Historical Farm House with 3 bedroom - Ducted air conditioning - plus Self contained cabin - Outdoor entertaining BBQ area More details ›
Marketed by List Globally, Lausanne. Call: 0041213217707
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Cauliflower Pork Soup
This recipe was given to me by a friend several years ago. Everyone enjoys it, even my husband, who typically doesn't care for cauliflower.
8 Servings
Prep/Total Time: 30 min.
1 pound ground pork
1 small head cauliflower, broken into florets
2 cups water
1/2 cup chopped onion
2 cups milk,
1/4 cup all-purpose flour
2 cups (8 ounces) shredded sharp cheddar cheese
1/2 teaspoon salt
1/8 teaspoon pepper
Chopped chives, optional
In a large skillet, cook pork until no longer pink; drain and set
In a large kettle or Dutch oven, cook cauliflower in water for 10
minutes or until tender. Do not drain. Add pork, onion and 1-1/4
cups milk to cauliflower.
In a small bowl, combine flour and remaining milk until smooth; stir
into cauliflower mixture. Bring to a boil; boil and stir for 2
minutes. Remove from the heat; add cheese, salt and pepper, stirring
until cheese melts. Garnish with chives if desired. Yield: 6-8
servings (2 quarts).
Nutritional Facts:
1 serving (1 cup) equals 283 calories,
© Taste of Home 2014
2 of 2
Cauliflower Pork Soup
Nutritional Facts:
19 g fat (10 g saturated fat), 76 mg cholesterol, 387 mg sodium, 9 g carbohydrate, 1 g fiber, 20 g protein.
© Taste of Home 2014


text:
Hello you guys,
Today, I found this item [Links removed. Please do not call out items on the forums. Thanks!] So is it allowed ?
If that is the same author and not just someone impersonating them then no this is not allowed. Exclusive authors can only sell their TF themes on here
It can't be the same author. This happened some time ago as well.. Themes that appear on ThemeMojo should really be checked somehow against other marketplaces, but this is probably impossible.
Thanks so much for your inform! I am going to report this issue to Mojo Reviewer team now!
Jeez, that's terrible! Don't Mojo check anything that's being uploaded.
Whoever's put it onto Mojo has used the same item graphics and everything.
"10,000+ sales" (<- for a brand new item, that's impressive),
...and it has an Envato Elite badge next to it as well.
I just don't understand why some people think doing this is acceptable.


text:
There are 51 results - Show results on a map Print this page
Showing 41 - 50 of 51
This establishment is in a quiet residential area close to the seafront and town centre. The attractive bedrooms have co-ordinated soft furnishings and many thoughtful extras. Breakfast is served in t...More about St Margaret's Lodge
This stylish tavern is conveniently located in the popular Oxford Street area, a moment's walk to the city centre. Bedrooms take their name from the ships of the White Star Line and are smartly appoin...More about White Star Tavern, Dining and Rooms
High quality, budget accommodation ideal for both families and business travellers. Spacious, en suite bedrooms feature tea and coffee making facilities, and Freeview TV in most hotels. Internet acces...More about Premier Inn Southsea
High quality, budget accommodation ideal for both families and business travellers. Spacious, en suite bedrooms feature tea and coffee making facilities, and Freeview TV in most hotels. Internet acces...More about Premier Inn Southampton Airport
Taking its theme from the adjacent zoo, this unusual hotel is based on the famous TreeTops safari lodge in Kenya. The well-equipped bedrooms, split between four lodges, convey a safari style, while th...More about Marwell Hotel
A warm welcome is assured at this Victorian property, named after an ocean liner to reflect the establishment's shipping connections. Bedrooms are comfortable and well decorated and have many thoughtf...More about Alcantara Guest House
The Bugle is located in a beautiful village popular with visitors and locals alike. The accommodation consists of well equipped en suite rooms and two single rooms with shared facilities, all located ...More about The Bugle
This hotel occupies a great location close to Portsmouth seafront and near the Gunwharf Quays Shopping Centre. Restricted, complimentary parking is available on a first-come-first-served basis at the ...More about Holiday Inn Portsmouth
Langrish House has been in the same family for seven generations. It is located in an extremely peaceful area just a few minutes' drive from Petersfield, halfway between Guildford and Portsmouth. Bedr...More about Langrish House
Close to the M27 with easy access to Portsmouth, the New Forest and other attractions, this smart, purpose-built hotel enjoys a peaceful location. Bedrooms are spacious and very well appointed and the...More about Solent Hotel & Spa


text:
Executive Chinese Chef Li Shu Tim is delighted to present a special menu featuring one of the most popular seafood ingredients – lobster at One Harbour Road in June 2012.
The finest lobsters from around the world including Australia, Boston and Vietnam are carefully selected by Chef Tim, while a combination of innovative and traditional cooking methods including stir-frying, steaming, wok-baking and deep-frying will be used to bring out the essence of each lobster.
Highlighted dishes include Steamed Egg White with Lobster and Wolfberry Seeds in Martini Glass – Vietnamese lobster is steamed with egg white and wolfberry seeds to retain the sensational texture and authentic taste; Wok-baked Boston Lobster in Preserved Mushroom Sauce – Boston lobster is wok-baked and is complemented with spicy mushroom sauce to enhance the sweetness of the lobster; Deep-fried Seasonal Lychee Filled with Lobster, Crab Meat and Onions – seasonal lychee is featured to freshen up diner's taste bud with this summer flavour; and Wok-fried Boston Lobster with Dried Chilli in Tomato Egg Sauce and Crispy Chinese Buns and many more.
The lobster promotion menu is available during both lunch and dinner.
One Harbour Road is open Monday to Saturday, from 12pm to 2:30pm, 11:30am to 2:30pm on Sunday for lunch and everyday from 6:30pm to 10:30pm for dinner.
One Harbour Road is located on the 7th and 8th floor of Grand Hyatt Hong Kong,
Lobster specialities at One Harbour road 1 – 30 June 2012
Source = Grand Hyatt Hong Kong


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Posted by Kurt Johnston
Normally my random thoughts are entirely unrelated. But today I share a few random thoughts and observations from my weekend at Youth Specialties' NYWC
- It is great to se YS flourishing. With the departure of Marko and the sale to Youthworks, there was certainly reason for youth workers to wonder what the future of YS held. This past weekend made it obvious that under the leadership of Tic Long and the youth works team, that YS is in very good hands.
- I think I know, but I have NO idea! I'm specifically talking about grace. After hearing Ted Haggard and his wife in the general session, and sitting in a workshop led by Ted, I am really….maybe for the first time…beginning to see that my understanding of Grace is too limited, too small.
- Apparently, us youth workers love thinking we suck. I was shocked at how many of the workshop titles revolved around the negative, and how much of the workshop content was focused on all the stuff organized, church-based youth ministry is doing wrong, and the horrific consequences of our wrongness.
Soapbox Alert: are more kids walking away from church than ever before? That seems likely….but how do we REALLY know? Maybe we are just more concerned about it than ever before, which is really good, but did we really track this or study it back in the day? And assuming way more teenagers are walking away from faith, is youth ministry the sole culprit? What about all the other factors that contribute to the
faith journey that have as much….or more….influence than our youth ministries? Do many of our current youth ministry methods need to be evaluated? Of course. But to say that they are to blame for adolescent faith abandonment (or even that they are primary cause) doesn't seem completely honest to me. It makes for wonderful workshop titles and sells books, that's for sure. But if it gets us to take an honest look at what we are doing, and helps us move the ministries new directions we feel we need to….like it has with me….then that's a good thing.
But PLEASE don't let a book written by a seminary professor or an article penned by a youth worker in a completely different context than yours, or a workshop led by somebody who sees themselves as a prophetic voice to the youth ministry world…..please don't let anybody tell you from a distance whether or not you are making a lasting difference in the lives of the kids God has entrusted to you.
Youth ministry isn't perfect, and we have done lots of things wrong (chubby bunny), but I gotta believe things would be way worse had we not been trying all these years.
- Middle school/junior high ministry still lacks resources. YS is one of, if not the biggest publishers of youth ministry resources, yet in their store I had to look long and hard to find books, curriculum etc directed at this age group. I have met dozens and dozens of sharp junior high ministry minds who certainly have something to contribute….come on Publishers, go find 'em. Or call me and I will give you their names.
-Wayne Rice is the man! To see Wayne, one of the co-founders of YS, warming up the crowd singing old school youth group choruses while playing his acoustic guitar was one of the highlites of the weekend. You probably had to be an over-forty youth worker to really appreciate it, though.


text:
Extended drop tube evenly dispenses powder into large-capacity cases for a larger powder charge. Includes interchangeable orifices for ball, flake, and stick powders.
Mfr Part: 390699
Would you like to be alerted when the item becomes available again?
Please enter your email address and quantity below andwe will send you an alert when the item becomes available.
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text:
Rain's Coming
by Cameron Booth
Throw Pillow
Throw Pillow made from 100% spun polyester poplin fabric, a stylish statement that will liven up any room. Individually cut and sewn by hand, each pillow features a double-sided print and is finished with a concealed zipper for ease of care. Sold with or without faux down pillow insert.
The heavens open above the rolling farmland of the Palouse, Eastern Washington.
- 51Promote


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Click to enlarge
$79.00 $135.00
The four models in the range - the Flyweight, the Featherweight, the LRH Lightweight, and the 2010 addition Princess Reel - have been used by discerning anglers for over half a century.
Their appeal is simple. The simplicity of their looks. The simplicity of their design. Their durability and reliability. Classic reels that perform whenever you need them.
And with our new sensational range of Lightweight rods to accompany them, these reels become even more attractive.
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LIBERTY LAKE, Wash.—Plans were in the works to honor fallen Air Force Captain Victoria Pinckney on Monday. Members of the Liberty Lake Fallen Heroes Circuit Course Committee were set to dedicate a workout circuit in a park to Pinckney on Monday.
Pinckney was one of three crewmembers who died in a plane crash in Kyrgyzstan in 2013. She left behind a young son.
READ: Fairchild crew in deadly KC-135 crash honored
Organizers said the focus on Monday's event would be to remember the soldiers who never made it home and to honor soldiers who made the ultimate sacrifice.
The second station at Pavilion Park in Liberty Lake to honor Pinckney was nearly complete on Sunday. It was one of five total stations that the Fallen Heroes Circuit Course Committee was building in the area to honor fallen soldiers. The exercise equipment at the stations ranged from pull-up bars to an elliptical machine.
Bob Wiese, president of the committee, said the committee chose to honor Pinckney because she was a role model for other girls.
"Now Gabriel has a place to go and remember his mom. And young girls can see that and hopefully they can learn her story," said Wiese.
The memorial event on Monday would kick off with a veteran's breakfast at 8:00 a.m. followed by a dedication ceremony. Then, the course committee would unveil Pinckney's plaque alongside her mother.
Members of the committee raised half the money they needed to build all of the stations. Local businesses and private donors kicked in almost $8,000.
Wiese said each station was a reminder of freedom.
"That way we can keep their memories alive and find a way to do it interactively," said Wiese.
Monday's event was set to go from 8:00 a.m. to 10:00 a.m. with the dedication ceremony beginning at 9:00 a.m.
Organizers expected to have all of the stations completed by 2017.


text:
Lighting a Bonfire with a Homemade Bazooka (Video)LOL, OMG, WTF — By Dave on 2012/11/03 7:38 PM
Who the hell makes a bazooka at home or is that just me?!
Tags: Bazooka, Bazooka Bonfire Video, Bazooka Lighting Bonfire, Bonfire, CJMoretta, guys, Guys light a fire with homemade bazooka, homemade, Homemade Bazooka, Homemade Bazooka Lights Bonfire, how to, How to light a bonfire - with homemade bazooka! MUST SEE!! by CJMoretta, How to light a bonfire with homemade bazooka, Lighting a Bonfire, Lighting a Bonfire with a Homemade Bazooka, Lighting Bonfire with Bazooka Video, video, viral, youtube,


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| Quote #1
"Our slingshots have failed.
The shift from simple tools like slingshots to advanced machines like guns is kind of a big deal. See, we have total control over slingshots—guns, not so much. With each new weapon, Grandpa seems to have less and less control.
| Quote #2
This machine was so modern, so frightfully new,
Technological development has allowed the Zooks and Yooks to make a machine that even they don't completely understand. This can't end well. Just like in the Cold War, the goal was to develop better technologies without really questioning the results.
| Quote #3
"They've thought up a gadget that's Newer than New.
Chemical weapons, anyone?


text:
23214 North 23rd Place has a Walk Score of 18 out of 100. This location is a Car-Dependent neighborhood so almost all errands require a car.
This location is in the Desert View neighborhood in Phoenix. The closest park is Reach 11 Sports Complex.
Nearby schools include Mountain Trail Middle School and Boulder Creek Elementary School.
The closest grocery store is Best Foods Baking Co.
The closest coffee shop is My Goodness Cakes. Nearby restaurants include National Memorial Cemetery of Arizona, Interlink Restaurant Co-Op and Quiznos Sandwich Restaurants.
23214 North 23rd Place is near PetSmart Headquarters, Republic Services Headquarters and American Indian College of the Assemblies of God.
There are some bike lanes and the terrain is mostly flat. 23214 North 23rd Place is somewhat bikeable, there is minimal bike infrastructure.


text:
Well, the powers that be over at American Idol wasted no time. Hours after Caleb Johnson was crowned the winner of Season 13 last night (May 21), details of his debut album were announced. The self-titled set will be released August 12 on 19 Recordings/Interscope Records. (Based on the cover, we've got ourselves another White Guy With Guitar, but anyone who watched this season knows this guy can wail and that he's not in that sensi-crooner field.)
The 22-year-old North Carolina native topped the more pop-oriented Jena Irene in last night's star-studded finale, during which he performed with Kiss and belted out his debut single "As Long As You Love Me" as confetti rained down for the victory. That song, which was written by Justin Hawkins of The Darkness, will appear on his album.
(I still find it endlessly amusing that this guy is penning tracks for Idol contestants.)
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text: Comments on: Fourth-graders who flunk reading have faces marked Back to the article » Associated Press • | November 16, 2012 | 6:07 pm DECLO, Idaho (AP) — Students who did not meet their reading goals in a fourth-grade class in southern Idaho had their faces written on in permanent marker by those who did, with the teacher's permission. Some parents say the effect on their children was humiliating and that some of the youngsters have learning problems. District Superintendent Gaylen Smyer says students in the class read a set... Web URL: http://washingtonexaminer.com/article/feed/2048965 Share this article on Facebook or Twitter Print this article


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Reader Comments (Page 1 of 1)
Erzfiend is right, but luckily in the upcoming patch it'll be easier to get your Tol Barad mounts. If you've been doing those dailies on multiple characters, you'll be able to transfer your commendations to another character, since they are now BoA. :D If you haven't, it'll be just about two weeks of grinding if you're starting out fresh and catching all 15 Tol Barad dailies.


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The Best Global Brands
Recently, Interbrand, a leading brand consulting firm, released their ranking of the top 100 brands based on brand value. This is the ninth consecutive year that Interbrand has released the ranking. Interbrand reports that this is the first year that the aggregate value of the top 100 brands has declined, a loss of about 4.6% or about $55 billion. Interbrand 2009 Global Ranking Press Release.
That said, many brands increased in value. Coca-Cola maintained its #1 spot and increased in value by 3%. And, Google increased in value by 25% giving the company the largest positive change in brand value this year.
Check out the rankings at
Image from: http://www.interbrand.com/best_global_brands_intro.aspx?langid=1000
Filed under: Miscellaneous, Trademark by davidi
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text:
Select a letter to view treatments and services
Back to Document
Take up a new hobby -- maybe one you've put off for years.
Prepare for the morning the night before.
Help someone less fortunate.
Look at challenges as opportunities.
Learn to blow off steam constructively.
Get to work early.
Stop saying negative things to yourself.


text:
For his art show "Monsters," illustrator Tim O'Brien decided to take Charlie Brown and turn him into something grotesque. He explains that he took something "usually thought of as cute and benign" and made it realistic, "not normal." [Flavorwire, Drawger]
You're A Good Monster, Charlie Brown
Pending approval Katy Kelleher


text:
tea icon
appl icon
(via drawstin)Source: gregabbott
Source: creativebloq.com
Jim Billy Wheeler | http://jimbillywheeler.co.uk
Based in Bristol, Jim wanted to combine his love of music and design into one crowd-pleasing project. He's certainly hit the nail on the head with these brilliant typeface designs for his favorite bands which include Grizzly Bear, Jack White and Hot Chip. This is an ongoing project and Jim will continue to post up the rest of the music-related alphabet over on his Facebook page.
Source: isqineeha
Hobb - Algerian Artist Zoulikha Bouabdellah
Love is a desire almost as constant as the need to speak about it. For centuries, the Arabic language has forged a vocabulary specifically to describe the diversity of love. The language of eroticism was celebrated in ancient texts as the ideal way to have a liberated body, sensuality and pleasure. However, the end of this golden age gave way to a schizophrenic use of Arabic. Limited, circumscribed and moralized, it has now become, writes the Syrian poet Salwa Al Neimi, the "tomb of the loving feeling."
LOVE is developed as a mechanical wall installation with the word itself repeated as an instinctive and spontaneous response to this quasi censorship. The variation around the single word "love" in this work demonstrates how it has come to mean beauty, body, sex, sexual pleasure and forbidden and dissatisfying love. - ZB
Source: richardcrookes
Graphic waste - watercolour photoshop work #graphic #tag #ink #watercolour #calligraphy #gesture #illustration #richardcrookes #bangkok #thailand #art #artwork
Check my project)Thanks for your appreciate)Source: behance.net
Hi,guys!)I want to show you site of my work
I'll be very greatfull if you find my works nice and share itSource: sonnyclumsy.wix.com


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Explore - Books
The Mosque
The Mosque. Political, Architectural and Social Transformations, compiled and edited by Dutchmen Ergün Erkoçu (an architect) and Cihan Bugdaci (a real estate developer) and out this...04.22.09
Michelle Kaufmann Book Reading
These days, it's a common saying that recessions breed creativity. To Michelle Kaufmann, this means creating solutions for affordable, green living. Kaufmann found her calling after she and her...written by: Ilana Diamond04.27.09
New Trio from Stout Publishers
One of the joys of coming in to Dwell every morning is passing by William Stout Architectural Books, maybe the best design bookstore I've seen. In addition to shelves and shelves of books on...07.15.09
Waverly Lowell on Greenwood Common
Last week I posted about three new books from William Stout Publishers, one of which is Living Modern: A Biography of Greenwood Commons by Waverly B. Lowell.08.03.09
Design Books: September 2009
Check out this selection of recently released design books culled by our editors and profiled in the September 2009 issue's In The Modern World section.written by: Dwell Staff08.11.09
Books You Should Read
The Champ Phaidon Design Classics: 001–999. Phaidon Press, 2006 This quintessential collection of 999 product designs in three thigh-numbing volumes explores product design from the late 16...written by: James Nestor08.12.09
William T. Vollmann on Imperial
Presently on tour to support his massive new work Imperial, journalist, novelist and National Book Award winner for 2005's Europe Central, William T. Vollmann was recently in San Francisco.09.18.09
Michael Kubo at Boston's Pinkcomma
Hidden underground in an industrial warehouse in the South End, the pinkcomma gallery carves an alternative space in Boston's conventionally conservative design circle. I attended their latest...written by: Tiffany Chu10.02.09
Friday Finds 10.16.09
As the week draws to a close, we hope you'll enjoy this smattering of links from the Dwell staff.written by: Amanda Dameron10.16.09
The Map as Art
A map is most often understood as a directional devise to help you navigate from Point A to Point B. Author Katherine Harmon has spent years collecting maps, but instead of heading to gas stations...10.30.09
Rail-Volution 2009: Building with Transit
As a nod to the home of the nation's first subway, Rail-Volution rolled into Boston this past weekend. Planners, designers, engineers, and scholars eagerly feasted on the many workshops and panels...written by: Tiffany Chu11.05.09
Gingko Press Roundup
The holidays are a wonderful time for stopping what you're doing and catching up on all those tasks (and treats) you've put aside for later. Top on my list is always snuggling up on the couch with...12.24.09
Konstantin Grcic: Decisive Design
Released at the end of last month, Konstantin Grcic: Decisive Design by the Art Institute of Chicago's design curator Zoë Ryan is a fine addition to the growing literature on the excellent...01.07.10
Review: Tadao Ando
The architecture of Tadao Ando seeks to connect the building with its surrounding. In Tadao Ando, a book recently published by Birkhauser, author Yann Nussaume attempts to explain the work of the...01.13.10
Design Hotels Book: 2010 Edition
The best part of traveling is rarely the hotel. Sure, you'll suffer a tatty travelers flop if it means an extra day wandering the streets of Seoul, but in the main, hotel stays, and hotel decor,...02.11.10
The Philosophy of Juxtaposed:Power
At a party last year I was chatting with Mike Simonian of the San Francisco design firm Mike and Maaike. We were talking about a project of his from 2006: Juxtaposed:Religion, a curated,...02.26.10
Friday Finds 4.2.2010
This is how the Dwellians show you that we care—by sharing our prized Internet finds of the week. Today's offering includes everything from politics and Peeps to typography and trousers.written by: Amanda Dameron04.02.10
First Works
Chronicling the eponymous exhibition from earlier this year at the Architectural Association School of Architecture in London, First Works: Emerging Architectural Experimentation of the 1960s and...written by: Jordan Kushins04.12.10
Words That Build by Norman Weinstein
I occasionally head over to ArchNewsNow to keep abreast of the latest happenings in the architectural press, but until today I had overlooked Norman Weinstein's wonderful series of essays...04.28.10
Storefront Newsprints
Few forms of reading leave a physical reminder of the act itself, but to page through the two volumes of collected newsprints from Storefront for Art and Architecture is to truly feel and see the...written by: Jordan Kushins06.03.10


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Idyllically situated between the golden beaches of the Mediterranean coastline and the ski resorts of the Pyrenees, Prades, France is a magnificent place to take a holiday rental, especially as you can easily take a day trip into Andorra or northern Spain. Prades is the capital city of the Conflent region of Pyrenees-Orientales, and has been an important town in French history due to its position at the meeting of several rivers at the base of the Canigou Mountains. There is a strong Catalan influence in the town, which combined with the exceptional climate and stunning scenery make Prades a wonderfully nice place to be.
The town of Prades is a very pretty, red roofed settlement, offering all the shops and services you need, so there is no need to trek to a larger town for supplies for a self catering holiday in Prades. The Tuesday market is always busy and loud as it is one of the town's most social weekly events, and you can pick up some great bargains.
The open, natural environment of Prades, France, means that it is a haven for walkers. Each marked trail around the town is surrounded by wild flowers and unique geological features, especially if you head into the soaring peaks of the mystical Mount Canigou. There are huge swathes of the land included in national parks due to the important, unspoilt nature they contain. These are especially popular for walkers as there are some excellent hiking trails. Many of these routes are also aimed for use on mountain biking and riding holidays, all of which thrive from Prades. There are stables and mountain biking centres in and around Prades from which you can book from a short day trip up to a week long excursion on bike, horseback or even on a donkey, which is a great way to get that little bit closer to nature, allowing true relaxation whilst on a Prades holiday.
The shear rock faces of the Canigou Mountains are pitted and rugged, perfect for adventurers staying in Prades property to investigate using ropes, crampons and headlamps. Caving, canyoning and climbing holidays are spectacular, as the natural environment could have been designed specifically for the activities!
The glorious beaches of the Mediterranean are just half an hours drive from a Prades property too, meaning that if the temperatures soar too high to take to the hills, you can very easily spend a day relaxing on the beach with the soft, golden and between your toes and the sound of the Mediterranean gently lapping the shore filling your ears.
Every year, Prades' favourite son, the composer Pablo Casals, is honoured with the huge Pablo Casals Festival of Chamber Music (lasting 3 weeks from the end of July). If you enjoy your films, the Prades Festival of Films, the Cine-Rencontres (mid-July), occurs during the summer too, as well as a host of sporting events, fetes and shows, which make the summer months a hugely enjoyable and entertaining time to rent a Prades property.
Depending on your choice of activities while staying in a Prades property will determine which of the surrounding villages will be most appealing. Vernet Les Bains will be of interest to walkers and mountain climbers in a Prades property due to its location under the peak of Mount Canigou. The large casino here may tempt visitors to visit during the evening too.
If you would like a day by the sea during the summer, Saint Cyprien is a delightful seaside resort offering a glorious sweeping beach and all the water sport facilities you could wish for.
Prades receives almost 330 days of sun every year, with daily temperatures in July and August often reaching the mid 30's (˚C). Spring and autumn, when temperatures remain around 25˚C are the best time to take a Prades property to head into the hills.
Perpignan International Airport (PGF) is located just 50km from the centre of Prades. Property in the town can be reached within just 4 hours of leaving the UK, as Ryanair, BMIbaby and Flybe all provide direct flights to Perpignan from Stansted (STN), Southampton(SOU) and Manchester (MAN) respectively.


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There are those who dream about Paris and those who devote their lives to making it a part of their lives. Six years as a local and I can say that my identity is inextricably linked to this place, one of the world's most unequivocally beautiful cities and one of its most storied. It's a hub for hedonists, a wellspring of inspiration for creatives and a haven for history buffs. Get lost, go exploring, eat until your belly hurts and do it all over again.
From secret passages to underground clubs and less-trafficked neighborhoods, Paris is an endless source of surprise. One of the places visitors rarely go, but should, is the André Citroën Park, situated further afield in the 15th arrondissement on the grounds of the former Citroën car factory.
The modern park boasts 35 acres and is the only park in Paris to open directly onto the Seine river. While the space is known for its beautiful lawns, exotic plant-life and monumental greenhouses, it's the tethered gas balloon that draws attention from the road. Rides are available in the balloon for kids and adults (up to 150m) and promise stellar views of the city.
During the summer, sprawl out on the lawn with a robust picnic and cool off in the dancing fountains.http://www.parisinfo.com/mu...
© 2013 AFAR Media


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Mounties are considering charges and questioning why two babies were allowed on a raft ride after a one-year-old girl from Radium was swept downstream in a B.C. creek Wednesday afternoon.
The girl was rescued and airlifted to Alberta Children's Hospital in Calgary in critical condition, said Columbia Valley RCMP Cpl. Grant Simpson. The child's three-month-old brother was taken to Invermere District Hospital in stable condition.
"We expect a full recovery (for the girl)," he said, noting the hospital is still in the process of conducting a number of tests. "Her brother looks like he's going to be just fine."
No charges have been laid, but that could change as police consult with the Crown, he said.
RCMP say at around 2:45 p.m., a 23-year-old mother took her two children for a float on an inflatable dinghy down Dutch Creek, near Fairmont, B.C.
The dinghy got caught in debris and flipped. The woman was able to get out of the creek with her three-month-old son, but her daughter was quickly swept downstream, RCMP said.
The woman's mother and a friend tried to reach the child but lost sight of her in the rapidly moving river.
The girl was found "stuck on some debris hung up on a sandbar" in two to three feet of water and was rescued by a swift water recovery team.
"She was wearing a personal flotation device, which really played a huge role in this (her survival)," Simpson said.
The girl was flown to the Invermere hospital by a local helicopter that had been assisting in the search, along with local RCMP, search and rescue, and fire departments.
STARS air ambulance then transported her to the Alberta Children's Hospital, where she arrived shortly after 5 p.m. in critical condition.
Simpson said officers are "scratching their heads," wondering why the adults would allow such young children to be out on the water.
He thanked the local community for offering their boats and kayaks, and providing tips on how best to reach the girl.
The investigation continues.


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636 West 47th Place has a Walk Score of 66 out of 100. This location is Somewhat Walkable so some errands can be accomplished on foot.
636 West 47th Place is a 14 minute walk from the Red Line at the 47th-Red stop.
This location is in the Canaryville neighborhood in Chicago. Nearby parks include Graham Elementary Park, Fuller Park and Wagner Park.
Nearby schools include Tilden Career Communty Academy High School, Tilden Achievement Academy High School and St Gabriel Elementary School.
The closest grocery stores are Shop N Go, Fairplay Foods and Foursome Finer Foods Inc.
Nearby coffee shops include Bake For Me!, Dunkin' Donuts and Dunkin' Donuts. There are nine restaurants within a 15 minute walk including Paisans, Big Ray's Grill and Amelia's Mestizo Grill.
636 West 47th Place is near Illinois Institute of Technology, VanderCook College of Music and Ellis University.
There are minimal bike lanes and the terrain is flat as a pancake. 636 West 47th Place is somewhat bikeable, there is minimal bike infrastructure.


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PETERSBURG, Va. (WRIC) - A Petersburg firefighter has been arrested for a sexual assault on a 16-year-old girl.
John Wesley Hollowell was arrested by the Dinwiddie County Sheriff's Office on January 29 and charged with object sexual penetration, a Class 3 felony.
Hollowell is being held without bond at Meherrin River Regional Jail.
Chief Dennis Hale at Ford Fire and EMS in Dinwiddie says Hollowell volunteered at the station part-time, but he's been suspended during this ongoing investigation. The chief also says Hollowell was a fulltime firefighter in Petersburg.
The City of Petersburg released the following statement:
"City of Petersburg and Petersburg Fire, Rescue and Emergency Services administrators have no official information regarding the alleged arrest of firefighter John Hollowell. This is a personnel issue. The City's policy is not to discuss personnel issues."
Hollowell has been placed on administrative leave with pay by Petersburg Fire, Rescue and Emergency Services until the final outcome of the allegations made against him have been determined.
Copyright 2014 by Young Broadcasting of Richmond
John Wesley Hollowell
301 Arboretum Place, Richmond
Telephone: 804.330.8888
Can't find something?
All content © Copyright 2000 - 2014 Media General Communications Holdings, LLC. A Media General Company.


text:
Definition of Lens, ocular
Lens, ocular: In a microscope, the lens closest to the eye. Also known as eyepiece. Most light microscopes are binocular, with one ocular lens for each eye.Source: MedTerms™ Medical Dictionary
Last Editorial Review: 3/19/2012
Drug Medical Dictionary of Terms by Letter
Medical Dictionary Term:
Women's Health
Find out what women really need.


text:
Carlile - Local Area Photos and Information
Local Area Photos | Local Business Directory | Local Real Estate | Local Employment Center
Carlile is a populated place located in Crook County at latitude 44.487 and longitude -104.801.
The elevation is 4,167 feet. Carlile appears on the Carlile U.S. Geological Survey Map. Crook County is in the Mountain Time Zone (UTC -7 hours).
Crook County: Cities & Towns | ZIP Codes | Schools | Features (airports, churches, hospitals, etc.)
BOUNDARY MAPS: | Moorcroft Division | Crook County
Carlile - Searchable Map, Aerial Photos & Driving Directions
|BIG Map |
Driving Directions |
Data Source - USGS GNIS FID: 1597250
BOUNDARY MAPS: | Moorcroft Division | Crook County
Nearby Cities, Towns & Census Designated Places
Carlile, WY
(< 0.1 mile)
Carlile Junction, WY (5.6 miles E)
Devils Tower, WY (8.8 miles NE)
Pine Haven, WY
(9 miles S)
Oshoto, WY (9.7 miles NW)


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M/F Clean lint from the lint trap, exhaust vent and outside exhaust hood to improve air movement. Check the exhaust vent for kinks or blockages, which restrict air flow and inhibit the Kenmore Elite HE4 dryer's efficiency.
M/F Make sure that the room where your Elite HE4 is located is warmer than 45 degrees Fahrenheit. The dryer will not operate effectively at temperatures around and below 45 degrees.
M/F Check the load of clothes for overloading, and remove clothing so you have a smaller load that the Kenmore dryer can effectively dry. Remove any coins or pens if you find them, as they might stain the clothes and will cause the Elite HE4 to thump or ping while running. Likewise, check the pockets for tissue or paper left in pockets that will shred and disperse into the clothing, and can be hard to remove.
M/F Extend or start a new drying cycle if the clothing was rinsed in cold water or put in the dryer overly wet. It will take extra time to dry the clothing in both circumstances, says Kenmore.
M/F Confirm you selected the proper cycle, pressed "Start" and closed the door completely.
M/F Confirm that the power cord of the Elite HE4 dryer is plugged securely into the electrical outlet, that the home's circuit breaker has not tripped and that there are no blown fuses in the fuse box. Kenmore recommends resetting the circuit breaker and replacing a blown fuse with a time-delay fuse.
M/F A Kenmore Elite HE4 dryer will make a thumping sound for a few minutes into the drying cycle after a long period of nonuse.
M/F Do not overdry clothes or leave them in the dryer long after the drying cycle has ended, as it will wrinkle them, according to Kenmore.


text:
NYC Apartment Boom: Bedroom Surprises
After touching off quite a lively debate with my last piece on the NYC housing bubble, I wanted to do a follow up piece that answered some questions and explored the issue of appreciation based on number of bedrooms. I also wanted to go as far back in time as the data permitted and look at price appreciation versus inflation to get a feel for how much "excess" return was generated in the New York City market as the result of animal spirits above and beyond inflation.
I like to be transparent about my methods to highlight the limitations of my primitive analyses, so let's go through the drill again. I used data from Miller Samuel on the Upper East Side market that extends back to 1989. I used the Upper East Side market because it has not been a transitional neighborhood and should not reflect appreciation based on greatly improved quality of life as some emerging neighborhoods in New York may. Note also that, as in my last piece, I interpolated the data for 2005 in the graph below because Miller Samuel didn't have the data (although I understand Jonathan Miller does have a note from Epstein's mom to explain why he didn't show up to work that year).
Purists will be relieved to know that I calculated compound annual growth rates for this study (CAGRs), and separated them out into 3 time categories; 1989 - 2007 (full period), 1989 - 1999 (stagnate market) & 1999 - 2007 (robust market).
You may be surprised to know that during the period 1989 to 2007, 1 bedroom apartments appreciated more rapidly than either 2 bedroom or 3 bedroom units:
CAGR of UES Median Price Gains Coops/Condos 1989 - 2007
1BRs - 6.7% per year
2BRs - 6.2% per year
3BRs - 6% per year
The same did not hold true, however, in the rather moribund 1989 to 1999 period:
CAGR of UES Median Price Gains Coops/Condos 1989 - 1999
1BRs - 2.2% per year
2BRs - 2.8% per year
3BRs - 3.1% per year
In contrast, during the robust 1999 to 2007 period:
CAGR of UES Median Price Gains Coops/Condos 1999 - 2007
1BRs - 12.7% per year
2BRs - 10.6% per year
3BRs - 9.6% per year
I was surprised by these data and wondered if it was peculiar to the Upper East Side, so I did the same analysis on the Upper West Side data from Miller Samuel.
CAGR of UWS Median Price Gains Coops/Condos 1989 - 1999
1BRs - 3.2% per year
2BRs - 6% per year
3BRs - 4.8% per year
Interestingly, prices for 2BRs led the way during this time period. For the more bullish years of 1999 to 2007, however, 1 bedrooms played a little bit of catch-up:
CAGR of UWS Median Price Gains Coops/Condos 1999 - 2007
1BRs - 12.3% per year
2BRs - 8.9% per year
3BRs - 14% per year
Furthermore, on the Upper West Side as one might have expected, the increasing population of families pushed up the median price of more scarce 3 bedrooms by 14% per year. This drove 3 bedrooms to the leading position over the full 19 year stretch, with an appreciation of 8.8% per year, versus 7.3% for 2 bedroom units and 7.2% for 1 bedroom units on a compound annual basis; more in line with what you would expect for larger apartments that are in less supply.
The chart below shows the Upper East Side apartment figures graphed against owner equivalent rents. As in my earlier piece, I just took the 1989 price of a 2 bedroom as my base and inflated by the annual rate of growth of owner equivalent rents for the New York area from the Bureau of Labor Statistics. Some folks complained that I only looked at data back 10 years to the beginning of the boom in my last piece, albeit without intent to deceive (potentially making the bubble look worse). So here you have a "full cycle" picture, which I think is very telling. After underperforming inflation for the 1989 to 1999 period, the market raced ahead of it for a number of years and got far above the trend line in the last couple of years. We can see that this may be part of a normal "full cycle." It doesn't detract from the idea that a regression to below the mean may be quite painful, however.
Noah and I recently discovered this jiffy display tool for Urban Digs which I will utilize to let you look right at the raw data on the various apartment sizes for the Upper East Side, here (View image) and for the Upper West Side, here (View image). Additionally, you can pop up the chart above and see it more clearly if you click here (View image).
I also want to note that in comments on my last piece someone accused me of over-dramatizing the run-up in prices by presenting average annual growth numbers (in addition to total appreciation figures). They then presented their calculations of the compound annual growth rates for the various neighborhoods in the study. The numbers looked too low to me, but I didn't get a chance to calculate them until I sat down to write this piece (and I really felt my point was valid regardless of the start point or growth rate calculation method). But we at Urban Digs are always open to dissenting views and constructive criticism. So let me give you the correct compound annual growth numbers here.
From 1998 to 2007, the compound annual appreciation of 1 bedroom condo and coop median prices for the following neighborhoods discussed in my last piece were:
Greenwich Village - 12.4% per year
Upper East Side - 13.4% per year
Upper West Side - 13% per year
Clinton - 15.4% per year
Harlem - 23.1% per year
Washington Heights - 31.9% per year
Is your head spinning yet?
Nice work Noah.
Bottom line as follows.
A safe mortgage is a maximum of 3 times the buyer's yearly income, yet mortgages have been 5 to 10 times incomes in the last few years.
Anyone who buys now will suffer losses immediately, and for the next several years at least, as prices fall into line with tighter lending and stagnant salaries. Anyone who bought a "bargain" this time last year is already sitting on a very painful loss.
The bottom will be here when buying a house to rent out clearly makes money. At that point it's justified to buy because the rent covers the mortgage and all expenses, eliminating risk.
A return to traditional lending standards means a return to traditional prices, which are far below current prices.
It's all here: http://patrick.net/housing/crash.html
well credit Jeff! But I tend to agree.
check out curbed - northside piers' PHs in Williamsburg are closing for 40%+ off original asking.
awesome, this is great, definitely a broader picture of what is happening.
i dont disagree with the fact the re price will come down. but i do think this provide you with a more complete picture, so that you can come up with your own conclusion as to how much it will come down.
Nice article, and good comments so far.
However, I will suggest that a "safe mortgage" is less than 3x a buyer's yearly income because of exposure to maintenance increases/common charges, and because anyone living in NYC likely has a very high tax rate (city + state + federal).
My guess is that a "safe mortgage" in NYC is 2x annual gross earnings before taxes. But of course reasonable minds can differ on this point.
Jeff - fantastic work here, not that you need a pat on the back from me! I haven't had a chance to fully digest the math, and I performed a similar analysis that focused on co-op only which I seemed to remember concluding lower annual appreciation. I will post again later once I have had a chance to dig this up. I am curious to know your thoughts on the exact impact of a reversion to mean across the 20 year data - basically how far down to you think we need to go without factoring in the risk of overshooting the mark.
In response to TT, I bought on the UWS 2 years ago, put 35% down, and my carrying cost is $1200 per month lower than rent in the same line in my building - and that doesn't factor in tax benefits, which bring the number closer to an $1800 benefit. In my case, despite buying at a point where the market peaked, I am well ahead. My down payment if left in the S & P would have suffered a 50% hit. Even if I sell now and take a hit, the deterioration to capital would be much smaller than having kept the money in the market.
I think the rent vs. buy disparity arugument is much more relevant to new development, which I think anyone will agree was driven much more by speculation and greatly out of line with long term real estate fundamentals.
LOVE the detail, Jeff! Much to chew on ... THX
OT- Your math only works if you were leveraged 3:1 in S&P. Plus, if you decided to sell, there is no guarantee you would find a buyer since the housing market has become illiquid.
Let me try to be more clear.
If your apartment cost 1MM and your bought at the top...
In the S&P you would have lost 175k (50% of 35% down). However, you have actually lost around 250K (25% of total cost). If you are saving 1800 a month, it will take you 3.5 years to make back the extra 75K you lost. Even if you invest all of the savings at 4%, it will take you years to break even.
That assumes that your apartment does not lose any additional value. It also does not count your buying/selling expenses which probably add another 5% or more to your loss.
As Noah would say, just keeping it real.
You point out exactly the problem many folks are facing realtime and that is leverage. Works great on the way up, but is a killer on the way down.
Buyer - he's not counting the discount for current market. he's just looking at carrying cost which is a valid argument, if you don't have to sell, but the big caveat is rents are dropping and maintenance and taxes are rising. add back liquidity risk and you kind of get to the same place. i actually would take exception that he's "saving" $1,200 because the only way you get to that conclusion is by leaving debt service aside and only comparing ownership maintenance with gross rent for a comparable unit. perfect example of why the market is upside down - folks don't look at homes as strategic financial assets in both up and down markets.
OT, I'll be simple.
You're screwed, some slick talking broker convinced you to buy into a bubble.
Problem is, there are no more suckers on line. It was all a Ponzi scheme.
Prices must come down at bare minimum 50-650%. What's all the bellyaching, prices went up what close to $200%, so let em come down to a level where a mortgage will be 3 times vastly reduced income.
Everyone listen up, don't listen to these broker snakeoil salesmen.
Fred - "He's not counting the discount for the current market, he's just looking at carrying cost, which is a valid argument, if you don't have to sell"
Actually, it's not at all a valid argument. Who says that an owner of stock needs to sell? Does that mean that you should only look at the carrying cost of the stock? Of course not. If I own C at $25, can I ignore the fact that it's now at $3?
Comparing the value of one asset based on cost to the value of another asset based on market is patently absurd.
These are arguments of desperation, wholly illogical and fabricated merely to provide emotional salve.
Another major point to make about the NYC RE market: it is highly influenced by both Macro and Micro. And then there's the "Micro-Micro" which is the actual building.
Some buildings due to their age, location, mystique, whatever are going to hold up better than others. This may seem obvious to most here, but deserves to be said.
That is why certain overall analysis like the one Jeff is providing may pertain to the overall Market, but may not be pertinent to a single owner in a single building.
Personally, I became concerned about my own unit when I found out that a unit in the Co-Op had been sold at a loss. The woman had to write a $20,000 check to the bank at the Closing. From what I heard this wiped out her Savings (not to mention her equity). I think this is a story we're going to be hearing a LOT more about and considering that Prices are determined by Comps the negative feedback loop is going to be detrimental to the Market as a whole.
Think Globally, but act Locally. That's the "Micro-Micro" of the Market.
truthteller - We are basically in agreement, but you don't offer much to back it up. Isn't this blog all about discussing the economics of NYC real estate based on hard data? Not to mention your tone seems crafted to incite rather than enlighten.
Faustus - chill. was just making the point that if he wants to ignore what he would sell it for today, it's a valid argument. folks don't trade RE like stocks so, yeah, he can ignore the hypothetical reduction in current price. if you in fact took the time to read my entire post, you would see that we agree. the fact is if he wants to look at a true carrying cost comparison, he should include debt service (less int deduction) plus opex and then compare it to what the same unit rents for today. all that mattes is cash on cash if you don't have to sell. now, if you want to do it absolutely correct, you'd estimate a residual value based on what's happening today for sales prices, discount the whole thing back, or just do an IRR. i wholeheartedly agree that no one can sit here and say they are actually making money owning today versus renting (using cash on cash as the basis). once you factor in depreciation, you are clearly underwater but folks who don't have to sell don't care - i just think that's there are many more folks who want to sell and we've reached the tipping point which is self-perpetuating and will grow in strength as the year chugs along.....
Fred - I do agree with many of your points. The fact is though that all too often you hear the argument that "it was a great investment back then, therefore..." or arguments based on "not needing to sell", neither of which, of course, relate to values today. A cash-on-cash analysis is probably more useful in determining whether or not to sell in this market.
Just trying to stay focused on values today, not yesterday.
I love how everyone thinks the housing bubble was a ponzi scheme. I bet you don't even know what a ponzi scheme is. Bubbles are not ponzi schemes. In a ponzi scheme, there has to be someone in charge... a head guy, someone like a Bernie Madoff. THere has to be someone at the top of the pyramid. But in the housing bubble, no such person existed. Who was the "master-mind of the bubble? The answer? Nobody. (And please don't even waste my time with Lereah/ Yun/ NAR because they could not even start a potato bubble if their lives depended on it)
TT - you may be right, although I don't feel screwed. I love my home and for what I could rent with my monthly outlay, I'd be miserable. I plan to be there for the next 5-6 years so I expect to be OK. One of us will be right with our prediction and I hope it's not you, but it may well be. And a broker didnt' talk me into anything. I don't use buy-side representation and I negotiated aggressively in anticipation of a downturn - and won.
Buyer, your math is right but your assumptions wrong - don't feel like giving out too much personal info but suffice to say I got a good deal on a fixer upper in a great building and know how to get the job done affordably. I recently had the property appraised for a refi (therefore no incentive to fudge to a purchase price) and it came in above what I paid plus the renovation costs. It had appraised above the closing price first time around as well.
Fred - you're right, I didn't factor in the debt service dollars, but hey, its Friday and I'm tired.
Oh, and I did the math for reversion to mean assuming housing tracks inflation in the long run. I used Jeff's numbers from the chart and calculated that median price would need to fall to $827,935, or a drop of $572,065 from the current $1.4M. That is a drop of 40.86%.
Again, I don't see this happening because New York is a very different place than it was in the late 80's / early 90's, but it very well may. I just don't think it is realistic to expect a drop by more than that. But if it happens, I will be picking up what I can afford for the next cycle.
Back to the point of the article, question for Jeff - did the rent numbers you use for comparison include rent regulated units? If so, this is not a particularly accurate comparison as it has been nearly impossible to get into a rent stabilized unit for the past 12 or so years. A comparison of 20 year trend for sales against 20 year trend for market rate apartments would be more accurate. I expect that 2 lines would be much closer if you filtered out rent regulated units as their annual increase is fixed and low. Given that there are 1.6 million rent regulated apartments in NYC (5 boroughs), I expect this factors in heavily to your analysis.
I spend way too much time on this site...
If you are satisfied with your apartment OT, that is great. There is no need to justify your purchase. Unfortunately, there are lots of miserable people out there who enjoy taking something that is positive and turning it into something negative.
OT- you don't seem out of touch to me. From what I can see you've been acknowledging the facts and agree with predictions supported by empirical data -when the predictions are legitimate. You also seem to have an informed take on real estate trends in Manhattan.
All one needs to do is look back at posts following the articles here over the past few months, and you will see that any data, news, or sentiment that is bearish is immediately conflated, and usually cheered on. On the contrary anything that is not completely bearish is immediately downplayed or regarded as fallacious.
As Donald points out, there are lots of miserable people out there that won't be happy until this market changes to suit their wants, and apparently they believe that if they keep saying what they're saying people will start to buy it, rational or not. They may possibly get their way given the state of our economy, and I'm sure they will come out to gloat about it if that should happen.
Your point of view is appreciated here and I hope you will continue to voice it.
Respectfully disagree with your math.
I will use my numbers, fill in for yours.
Rent of my apt: $4.5 psf/mo
Maintenance/tax of same: $2.0 psf/mo
Net Rent saved on cash outlay: $2.5 psf/mo
Net Rent saved per year: 12 times = $30 psf/yr
Cash outlay for my apartment: $1100 psf/year
Net Yield Cap Rate (after tax)=30/1100=2.7%
Aftertax yield on NYC Muni 30 year: 5%
Aftertax yield on 8% Cap Rate REIT: 8%*.65=5%
(AVB or EQR REIT)
So, I see my apartment's fair value of about 2.7/5, or about 45% lower compared to renting and investing the proceeds. The NYC bonds have similar credit risk to your taxes going sky high in a city wide financial crisis. The Apartment REIT rent growth should approximately match your rent growth over long term.
Do the same for your apartment, and include your fixer up time at $50 per hour and all materials and permit costs.
(Typo corrected.)
Respectfully disagree with your math.
I will use my numbers, fill in for yours.
Rent of my apt: $4.5 psf/mo
Maintenance/tax of same: $2.0 psf/mo
Net Rent saved on cash outlay: $2.5 psf/mo
Net Rent saved per year: 12 times = $30 psf/yr
Cash outlay for my apartment: $1100 psf
Net Yield Cap Rate (after tax)=30/1100=2.7%
Aftertax yield on NYC Muni 30 year: 5%
Aftertax yield on 8% Cap Rate REIT: 8%*.65=5%
(AVB or EQR REIT)
So, I see my apartment's fair value of about 2.7/5, or about 45% lower compared to renting and investing the proceeds. The NYC bonds have similar credit risk to your taxes going sky high in a city wide financial crisis. The Apartment REIT rent growth should approximately match your rent growth over long term.
Do the same for your apartment, and include your fixer up time at $50 per hour and all materials and permit costs.
Just a minor nit on the comparative economics presented in a few of the blogs above. Many of them use the return on S&P in recent months as justification for having invested their down payment in a home. They also assume that all of one's down payment was in stocks, as opposed to some more balanced portfolio of 50/50 stocks/bonds or similar. This allocation is more prudent over the long run and would have returned a loss for sure since Sept, but a much smaller one (15% - 20% or so) than the 40% typically quoted here. And those are backward looking numbers. For someone looking to buy today, the question is are stocks more fairly valued from a fundamental earnings perspective than real estate, and what is the longer run return expectations for stock vs. NYC real estate. While there is certainly more downside potential in stocks from here, I would argue that both valuation and long run risk/return expectations favor stocks from here.
Secondly, if someone was in the process of looking/buying a home, I would hope that they would have had their down payment set aside in cash rather than stocks, since they couldn't afford to risk that down payment. Unfortunately, many probably didn't, falling victim to the same psychology that the "market could only go up" after the five year bull run we had seen prior to this summer/fall. Probably the same psychology that allows one to fall into the trap that "NYC real estate can only go up" during the bubble of all bubbles.
This post doesn't really push the ball forward for the main analyses of buy v rent (which have been well represented by Fred and Buyer), but thought it worthwhile to point out a bust in some previous assumptions.
I'm getting into a situation similar to where you were a few months ago - facing a renovation and the real need to get the job done within budget. I would like to learn from your renovation experience. Is there a way of contacting you not via a public blog?
Thanks Jeff (and Noah) for this brilliant analysis, and for the clear presentation of your findings. While it's always possible to quibble about the methodology used, your analysis illustrates very well the broad trends (and risks) and in the end that's all that matters.
I would like to add a footnote to the discussion of home ownership vs investments in other asset classes. Instead arguing about real estate vs S&P500 for instance, you should take a macro view of ALL assets that you own. It's simple portfolio management theory. IF your real estate is a disporportionately large percentage of your overall assets (say 15% or more), you should either (1) sell or (2) lock in your gains by shorting REITS. In the case of (2), at least your gains on the REIT short will offset the likely capital loss on your real estate holdings.
The owners equivalent rent figures I used are from the Bureau of Labor Statistics and are New York area figures which includes parts of Jersey, Long Island & Westchester. As such, my guess is that the data is dominated by market rate rents (I bet they don't include rent controlled apartments). The negative is it is not a pure comparison with New York City or the neighborhoods in particular, where rent trends can definitely vary. On the other hand it's a decent proxy for the cost of living in the area. I have done some work on rent guidelines board rent increases for rent regulated apartments in the past and interestingly, they tend to mirror free market rent increases, with a lag.
Bear - you lose me about half-way through your calculations, so I will give you my variables and perhaps you can run the math for me.
Rent of my apt: $5 psf/mo
Maintenance/tax of same: $1.2 psf/mo
Net Rent saved on cash outlay: $3.8 psf/mo ??
Net Rent saved per year: 12 times = not sure how you calc
Cash outlay for my apartment: $935 psf (includes my renov)
Net Yield Cap Rate (after tax)=not sure how you calc
Aftertax yield on NYC Muni 30 year: 5% (assume this is right?)
Aftertax yield on 8% Cap Rate REIT: 8%*.65=5%
(AVB or EQR REIT) ** not sure where this factors in **
Again, I would appreciate if you perform the remaining math.
Seller - appreciate the kind words, and agree with your post.
As for the comment on investment selection comparison, that is a personal preference - I am not a finance type so I keep most of my $ in an S&P indexed fund - and yes, I have gotten hammered for it. I just know that for my case, I would have put the money in an S&P fund, not a tax-advantaged muni or other, smarter class.
RWZ - happy to share what I know. If you post your email or phone number, will be happy to contact you. In my previous property, did 90% of work myself on a gut renov, and this time around did 10% of the work. Used a fantastic contractor I would be thrilled to recommend.
Jeff - thanks for the clarification on the rent question. I know how it is with data, you use what you got. I will dig to see if I can find some better data for Manhattan rents that mirror the neighborhoods you used for the sales.
Just anecdotally, when I moved here in 1997, I lived with 4 guys in a 5-bed on E. 85th for $3200 / month - seriously. Now 2 of the rooms were tiny, but we fit pretty comfortably, and my portion of the rent (I had the b!tch room) was $500. Cant' imagine that unit rents for any less than $8000 now (elevator building, no doorman, top floor).
Your rent data show about a 50% increase over that same period which I find exceedingly hard to believe. Don't think it's particularly accurate to compare 20 year sales data in the nicest Manhattan neighborhoods to a tri-state rent figure (let's face it, rents in Newark simply don't go up all that much). Not dogging you, just trying to understand the analysis a little better and hopefully improve the accuracy.
Jeff, now that I have digested it some more, do you have information about what the underwriting standards were to get a mortgage in 1997 vs 2008? Is it fair to say that during the height of the boom in 2008 banks were willing to lend 6 to 11 times household income to buy a house, and that in 1997 this figure was only 4 to 5 times? Assuming future underwriting standards at 4 to 5 times household income, many homes would have to decline by as much as 50% to attract buyers that can afford them ... which is roughly the 1997 price level. Basically, reading your blog here I come to the conclusion that the market value of an apartment should be its comp of 1997 + cumulative inflation for the 1997-2008 time period.
Regarding mortgages as a multiple of income, are you guys really serious about banks lending at 6 to 11 times income (Chris & TT)? I am not being snarky, just really surprised. The first mortgage I ever took out was 2.5 X income, and my most recent is about 2 X income. Even so, both boards gave me the business about whether I was earning enough to cover my living expenses.
Having been on 2 separate boards that would be considered "easy" boards by NYC standards, I know that neither would DREAM of considering a mortgage that was over 3 X income. I mean think about it, if you make $100K per year, you take home about $60K of that (assuming health benefits, 5% contribution to 401K, etc.). A $300K mortgage at 6% is $1800 month, plus figure $700 for maintenance. Your annual nut comes out to $30K, half of your disposable income. NO coop board in Manhattan of Brooklyn would allow this, and I'm not sure how condos work, but they may balk as well.
I suppose in FL, SoCal, Vegas, etc. this happened but I assure you not in Manhattan.
Also, some of you are comparing median NYC incomes to median NYC mortgage amounts. This is an apples to oranges comparison. NYC is a city of 8.2 million people (source, Wikipedia), and only about 10,000 properties trade hands in a good year in Manhattan. If you factor in people that buy/sell, out of towners, and foreigners, probably a total of 6000 Manhattan residents actively trade property in a given year. I think it's fair to assume that these are people that earn more than the median NYC income. The top 1% of New Yorkers earn a median $420,000 income, and there are over 82,000 of them. Yes, many live outside the city, but I am sure there are a few thousand at any point that need a darn roof over their heads.
Donald, you stated:
"But in the housing bubble, no such person existed. Who was the "master-mind of the bubble?"
Let me answer this question for you as you seem to have overlooked the most notorious mastermind of the largest Bubble the World has ever seen.
The answer to your question is simple. Alan Greenspan was the one who orchestrated the inflation of Housing prices. He did this by foolishly lowering interest rates to ZERO percent (a folly being repeated by "Helicopter" Ben Bernanke).
In order to avoid the severe Recession that was necessary following the Tech Bust and 9/11, Greenspan squashed rates and turned every American (and most of the world, for that matter) into Real Estate speculators. This global, synchronized rise in home prices was a pure Bubble and was bound for ruin from the moment it started. Just ask the people in Spain, Ireland and the UK (to name only a few).
Greenspan orchestrated this Bubble to "push out the pain" down the Economic timeline so that his Legacy would be preserved and he could fade away and release the reins of control before the wreck began.
Only recently did Greenspan admit that his models were "flawed" and his economic vision was incorrect.
What was that vision?
No one can say with certainty, but the models that were built on infinite home price appreciation had to start somewhere as did the securitization of debt and transference of risk among multiple counter-parties.
These are all legacies of the Greenspan Era and thus brings a MOST simple answer to your question.
The responsibility for the Worldwide Bubble in Housing lies at the feet of Alan Greenspan. Plain and Simple.
There are multiple causes of the housing bubble, but I totally agree that Alan Greenspan bears more responsibility than any other person.
I believe that he will go down in history as the worst Fed chief ever....a man who did great damage to the U.S. and the world.
my vote goes to a couple of main reasons:
1) fractional reserve lending
2) deregulation / increase of leverage to 30:1, 40:1
3) fee based securitization model
4) flawed ratings models
5) the fed
6) corporate greed / consumer speculation
7) exotic loans / risky loan products using fee based securitization model to offload to private investors
8) loose lending standards using the fee based securitization model to create more RMBS/CMBS to offload on secondary market
...to name the main few in my opinion. The system was designed to make money around every corner.
Hey you guys, you don't need to believe me. You think things will bounce back--I don't think so.
Take a look at this.
Two years of recession, or ten years of hell?
I urge you to watch this interview with F. William Engdahl an economist and political scientist about our very bleak future.
Here's the link.
Rent savings 3.8*12 = 45.6 psf/year
Cash Outlay = 935 psf
Cap Rate = 45.6/935 = 4.877%
Market Cap Rate for similar investments = 5%
Fair value = 4.877/5 = 97.4%
Your apartment is only 2.6% (100-97.4) overvalued.
You are seeing a better deal because you have a low cost apartment with a low maintenance/cc. I don't see that now in full service buildings on the UWS similar to my building.
Owner's equivalent rent is not a good statistic -- actual rents would be better. Owner equivalent rents is derived from a survey of owners asking them how much it would cost to rent their home. It has a tendency to lag market rents. I never liked that the Bureau of Labor Statistics included this figure for housing cost. As a result, Greenspan saw no inflation for the 13 or so years it took for him to create the housing bubble with negative real rates, pricing people out of real estate so that their alternative was to participate above their ability to pay down a mortgage with a 30 year/20% down conventional loan.
And one final comment -- don't confuse your after tax cap rate with the professional investors.
You get a big tax savings when buying vs. renting -- you don't have to pay tax on your consumption of the apartment. It doesn't matter whether you use a mortgage or not -- this is still free.
If you invest however, your cap rate is the 8 to 9% quoted above because you do pay tax on your income. So an investor will find your apartment 40% overvalued compared to what he can get on similar apartments, and my apartment overvalued by 3 times.
The investors (REITs) are trying to SELL your apartment at the inflated price (low cap rate) that it currently trades for, and cannot sell them fast enough. This is why Swig is going bankrupt -- he can't sell them fast enough.
This tells me that the real market where things would trade if people could sell as fast as they wanted, would be much lower. Unfortunately, this puts the developers in a position of having negative equity, so they cannot sell. Instead, they sit.
Same thing with people who need to move out of the city. They cannot sell fast enough if they hold to the current market price. They get stuck carrying for two years (10000 apartments/15 sold per day).
I see this market as severely out of equilibrium with its own supply and demand.
OT: thanks for your offer to share information. Forgive the weak obfuscation attempt, but in the hope that this helps avoid the automatic trawling of numbers, three four seven five one three oh four four two.
Bear - thanks for running the numbers, makes more sense to me now. Based on your posts, it appears I did OK given the cap rate comparison. Wish there was a way to add satisfaction of living as a variable to the equation.
RWZ, will give you a ring to discuss this week.
L1uUJd AFAICT you've covered all the bases with this answer!


text:
A new trailer has arrived online for Riddick, in which Vin Diesel's titular badass finds himself battling a race of bloodthirsty alien beasties.
Having activated a distress beacon from the alien planet, Riddick is hoping for a little outside help, only to be greeted by a team of mercenaries intent on cashing in his bounty.
However, it soon becomes clear that they will have to work together if they want to survive the alien onslaught with all their limbs intact…
Take a look at the new trailer, below…
Plenty of action in this new trailer then, and a pleasing return to the murk and tension of the character's debut outing. And although this is a green-band trailer, there should be plenty of splatter in thefinished film too.
Directed by David Twohy and co-starring Karl Urban, Katie Sackhoff and Dave Bautista, Riddick will open in the UK on 4 September 2013.
Source: Collider
What do you think of the new trailer? Tell us, below!


text:
Animals that dig were the featured guests at the Library this week. The Traveling Naturalist brought reptiles and mammals who like to burrow. 96 children and 50 adults attended the program which featured a snake, turtle, hedgehog, bunny tarantula and toad. Afterwards, children lined up to pet the turtle and lion-headed rabbit.
Next week we will have crafts on Tuesday at 3 PM and Origami on Wednesday at 3 PM.
[1] http://hcpl.net/users/libby-n
[2] http://hcpl.net/category/locations/west-university


text:
Yes, of course, this is a ridiculous question. How could a rookie tight end replace Dallas Cowboy's future Hall of Famer Jason Witten? He simply can't. The real question is: How much longer will Jason Witten play?
Witten has been a rock of consistency in his illustrious ten year career, missing just one game due to injury. And despite suffering from a ruptured spleen this past pre-season, Witten arguable had his best year ever as a pro in 2012. He finished the season with 110 receptions for 1039 yards and three touchdowns.
Escobar was drafted so the Cowboys could run a more "New England" type offense. And Witten, who turns 31 in May, is the center piece in those plans. But will Witten have the durability and desire to be the next Tony Gonzales? Atlanta's tight end is 95% sure he is returning for his 16th season. Will Witten outlast him or is Escobar a sign that the future is just around the corner?
Here at The Landry Hat, we care about what our readers think. Our entire site is dedicated to you, the die-hard Dallas Cowboy fans. And there is no better way to gauge your opinions then through our poll questions. Please submit your choice below, leave your thoughts in the comments section below, and come back to check to see what the bulk of Cowboy fans feel is the right answer.