Executive Summary

The Offering

John Fletcher is pleased to exclusively present 268 Main Street (aka 256 Main Street), a premier 50,600 net-rentable-square-foot, multi-tenant office landmark situated in the heart of Buffalo’s Central Business District (CBD). Originally constructed in 1889, this six-story architectural gem seamlessly blends historic character with modern infrastructure, offering a stabilized investment with significant institutional-grade upgrades.

Asset Highlights & Recent Capital Improvements

This property has been meticulously maintained and has undergone a comprehensive renovation program over the past ten years. Ownership has invested heavily in the building’s core systems to ensure long-term operational efficiency and tenant comfort. Recent updates include:

• New Roof: Total replacement providing long-term peace of mind with a 90 MPH wind warranty.

• Electrical: New building electric service in basement including power feed, lug limiter, and main breakers.

• HVAC: Full modernization of HVAC systems in 2017 including new HVAC ceiling units on all floors, cooling tower and boilers in basement.

• Common Areas: Stylishly updated interiors that honor the building’s heritage while meeting modern aesthetic standards.

• Tenant Build-Outs: Recent high-end interior improvements tailored to professional service requirements.

Premier Tenant Roster & Income Stability

The building is currently 77.7% occupied, anchored by Buffalo's largest marketing and communications agency Crowley Webb.

• Anchor Stability: Crowley Webb has called this building home since 1990. They currently occupy 33,940 square feet (67.1%) with a lease commitment through December 31, 2030.

• Diverse Income Stream: Complementary tenants include JR Militello Real Estate (3,700 SF) a tenant since 1999 and the Salty Dog Barber Shop (1,660 SF), providing a healthy mix of professional and retail-service traffic.

• Market-Rate Leases: Current lease terms reflect prevailing and below market rates, offering an investor a transparent and reliable pro-forma from day one.

Value-Add Potential

While the property is considered stabilized at its current occupancy, a unique opportunity exists on the 6th Floor. This 9,300-square-foot floorplate remains a "blank canvas." While currently vacant, it is included in the gross leasable area, offering a future owner the chance to capitalize on long-term market shifts or specialized creative-office demand in the CBD.

Location & Zoning

Positioned on a 0.214-acre parcel (SBL: 111.69-3-2) in the N-1D zoning district, the property sits in a high-visibility corridor along Main Street.

• Parking & Access: While the property is optimized for its urban footprint, it benefits from immediate adjacency to a separately owned parking garage and surface lot.

• Easements: The property holds a deeded easement through the adjacent garage for cooling tower and heat transfer shed access, ensuring ease of operations

Investment Summary

268 Main Street represents a rare opportunity to acquire a "turn-key" historic asset in Buffalo’s resurgent downtown. With the heavy lifting of deferred maintenance already completed and a prestigious anchor tenant in place through 2030, this property is perfectly positioned for an investor seeking immediate cash flow and a pride-of-ownership landmark.

For more information or to schedule a private tour, please contact: John Fletcher - 716-698-8401 - john@fletchercapital.com Licensed Real Estate Broker, New York State