2 ST. LOUIS PLACE

CITY OF BUFFALO
OFFICE OF STRATEGIC PLANNING
DIVISION OF REAL ESTATE
2 ST. LOUIS PLACE
Call for Qualified Real Estate Developers and Development Teams
REQUEST FOR PROPOSAL
Release Date: September 16, 2026
Questions Due: September 30, 2026 at 12:00 p.m. (Noon)
Walkthrough: Schedule Appointment Through Division of Real Estate
Proposal Submission Deadline: October 14, 2026 at 4:00 p.m.
Proposal Delivery
Yvonne M. Bailey, Director of Real Estate
Mayor's Office of Strategic Planning
920 City Hall
Buffalo, NY 14202
Re: 2 St. Louis Place
Ybailey@buffalony.gov
THE CITY OF BUFFALO RESERVES THE RIGHT TO REJECT ANY OR ALL PROPOSALS AND TO WAIVE
INFORMALITIES OR IRREGULARITIES IN THE BEST INTEREST OF THE CITY.
City of Buffalo | Office of Strategic Planning | Division of Real Estate | 2 St. Louis Place RFP

1. INTRODUCTION
The City of Buffalo ("City"), through the Mayor's Office of Strategic Planning, Division of Real Estate, is
soliciting proposals from qualified real estate developers and development teams for the acquisition and
redevelopment of the property located at 2 St. Louis Place, Buffalo, New York 14202.
The City seeks a respondent with the development experience, financial capacity, and demonstrated ability
necessary to rehabilitate and successfully operate the property as a mixture of market-rate and workforce
housing in accordance with the City of Buffalo Green Code Unified Development Ordinance (UDO).
The redevelopment should preserve the historic character of the property, contribute positively to the Historic
Allentown neighborhood, and reflect meaningful coordination with residents, local partners, community
organizations, and other key stakeholders.
2. PROPERTY OVERVIEW
Property Information
* Address: 2 St. Louis Place, Buffalo, NY 14202
* Existing Use: Five (5) residential units
* Building Type: Three-story Italianate brick structure
* Year Built: 1900
* Neighborhood: Historic Allentown
* Location Context: Off Virginia Street between Franklin Street and Main Street; near the Downtown
Theatre District
* Zoning: N-2R (Residential, 411-Apartment)
* Historic Status: Contributing structure within the Allentown Historic District
The property is subject to the City of Buffalo Green Code Unified Development Ordinance. Respondents are
responsible for confirming zoning, permitted uses, dimensional requirements, approvals, and all other
development requirements applicable to the proposed project.
3. EXISTING CONDITIONS & HISTORIC CONTEXT
The property is an existing historic residential structure within the Allentown Historic District. The City is
offering the property for redevelopment in its current condition. Respondents are encouraged to visit the
property and surrounding area and conduct independent due diligence prior to submission.
The property is identified in the RFP as eligible for the Commercial Historic Tax Credit, which may provide up
to a 50% credit on qualified rehabilitation expenses. The determination of eligibility for any incentive program
is solely the responsibility of the developer or development team.
Any proposed exterior modifications will require review and approval by the City of Buffalo Preservation Board
and must comply with the Secretary of the Interior's Standards and Guidelines.
4. DEVELOPMENT OPPORTUNITY
The City seeks a high-quality rehabilitation that returns the property to productive residential use while
preserving and enhancing its historic character and supporting a healthy, inclusive neighborhood within the
Historic Allentown District.
Development Objectives
* Provide a mixture of market-rate and workforce housing.
* Preserve the historic and architectural character of the contributing structure.
* Comply with the City of Buffalo Green Code and all applicable land-use and building requirements.
* Coordinate historic preservation work with the City of Buffalo Preservation Board.
* Demonstrate a financially feasible redevelopment plan and realistic operating pro forma.
City of Buffalo | Office of Strategic Planning | Division of Real Estate | 2 St. Louis Place RFP

* Incorporate meaningful participation from certified Minority- and Women-Owned Business Enterprises
(M/WBE).
* Engage residents, local partners, community organizations, and other stakeholders.
* Contribute positively to the Allentown neighborhood, the City of Buffalo, and the surrounding region.
5. SCOPE OF PROPOSAL
Respondents shall provide a comprehensive redevelopment proposal describing the intended acquisition,
rehabilitation strategy, housing program, financing plan, project schedule, and long-term
ownership/operational approach for 2 St. Louis Place.
The proposal should clearly identify:
* Proposed residential program and unit mix, including the proposed market-rate and workforce housing
approach.
* Gross square footage and floor-by-floor use of the building.
* Anticipated occupants, tenants, owners, services, and amenities.
* Historic rehabilitation approach, including proposed exterior work and anticipated Preservation Board
coordination.
* Community partnership and stakeholder engagement approach.
* Market conditions supporting the proposed use and housing strategy.
* How the redevelopment will reinforce the character of the Historic Allentown District.
* Anticipated M/WBE participation and mentor-protege opportunities at all project levels, including financing,
management, design, and construction.
* Acquisition offer, total development cost, financing sources, and project operating assumptions.
* Overall project schedule from selection through completion and occupancy.
6. SUBMISSION REQUIREMENTS
Proposals shall be brief, concise, and organized in the same order as the requirements below. The narrative
portion shall not exceed five (5) pages. Supporting forms, financial information, preliminary design materials,
references, and other supplemental documentation may be provided as attachments.
A. Development Description / Approach
* A brief description of the proposed project.
* Proposed use(s) of the building, including square footage, housing/unit mix, tenants/owners, and services.
* A plan to work and partner with the surrounding community, including public and private institutions.
* Discussion of market conditions supporting the proposed uses.
* Demonstration of detailed knowledge of the district and how the project will add to its character.
* Explanation of M/WBE participation and anticipated mentor-protege opportunities at all project levels,
including financing, management, design, and construction.
B. Project Summary
* Letter of interest.
* Completed Attachment A - Request for Proposal Form.
C. Acquisition Offer & Development Costs
* Clearly stated offer/bid for the property.
* Completed Attachment B - Development Cost.
* Proposed purchase price. Respondents should note that, unless otherwise permitted by law, the City is
required to dispose of real property at the highest marketable value.
City of Buffalo | Office of Strategic Planning | Division of Real Estate | 2 St. Louis Place RFP

* An appraisal establishing the sale price will be required upon selection of an acceptable proposal and
must be completed by an appraiser from the City of Buffalo's approved list. The appraisal and sale price
are subject to review and approval by the City of Buffalo Appraisal Review Board and Common Council.
D. Developer Financial Information
The selected respondent must be prepared to provide the following financial information within one (1) week
of a request from the City:
* Current financial statement and financial statements for the previous two years.
* For a newly formed development entity, financial statements of the general partners or corporate affiliates,
prepared by a Certified Public Accountant and including the most recent audit of all parties.
* Information showing assets, liabilities, and net worth of the developer or development team.
* Disclosure of prior negative financial history involving the proposed developer/development team and/or
its owners, partners, shareholders, and board members.
* Disclosure of any real estate obligation defaults, delinquent commercial or housing development debt,
legal suits or actions, bankruptcies or compromises with creditors, current legal proceedings or judgments,
and any debarment or prohibition from bidding by federal, state, or local agencies.
E. Preliminary Design Submission
* D1 - Cost Estimate / Work Description: Construction cost estimate and detailed work description of all
proposed work items, including the basis for the estimate.
* D2 - Program Summary: Gross square footage by floor, unit count, use categories, parking spaces and
parking ratios as applicable, total FAR, and project amenities such as interior finishes, open floor plans,
ceiling heights, balconies, and similar features.
* D3 - Project Schedule: Overall project timeline including major milestones and anticipated completion
date.
The City reserves the right to request additional information, including renderings if the proposed construction
will substantially change the site.
F. References & Financing Support
* Three (3) references from projects previously undertaken by the developer.
* Letters of commitment from funding sources and other evidence of financing commitments, where
available.
* Completed Attachment C - Proposed Development Financing.
7. EVALUATION CRITERIA
The City intends to select the proposal that most effectively satisfies the criteria below and demonstrates the
highest likelihood of successful completion. Evaluation may include, but is not limited to, the following:
A. Quality of the Plan
* Completeness of the proposal and submission of all required documents.
* Clarity and conciseness of the proposed development plan.
* Consistency with applicable local plans and the extent to which the project will be an asset to the
neighborhood, City, and region.
* Project readiness, reasonableness, feasibility, and likelihood of timely progress toward closing and
redevelopment.
* Meaningful participation by certified M/WBE firms, minority and women workforce participation, and
mentor-protege opportunities at all project levels.
City of Buffalo | Office of Strategic Planning | Division of Real Estate | 2 St. Louis Place RFP

B. Experience & Qualifications
* Background, qualifications, experience, and expertise of the development team and affiliated partners in
comparable or similarly scaled developments.
* Experience working and partnering with communities and public/private partners.
* Demonstrated success engaging adjoining neighborhoods and communities in the development process.
* Neighborhood economic development and job creation and/or retention.
* Diversity within the development team, workforce, and tenant/owner program.
C. Financial Considerations
* Clearly stated acquisition offer/bid for the property.
* Complete project budget with sources and uses clearly defined and supported by evidence of
commitments.
* Cost effectiveness and reasonableness of the development budget.
* Financial feasibility based on a realistic development and operating pro forma.
* Reasonable certainty of prospective cash flows.
* Demonstrated financial capacity of the development team and its individual members.
8. MWBE REQUIREMENTS
The City of Buffalo is committed to equitable participation in development and contracting opportunities.
Proposals must demonstrate meaningful participation from certified Minority- and Women-Owned Business
Enterprises (M/WBE), minority and women workforce participation, and mentor-protege opportunities at all
project levels, including financing, management, design, and construction.
The bidder affirmative action statement included in this RFP establishes goals of 25% minority workforce
participation, 5% women workforce participation, 25% Minority Business Enterprise utilization, and 5%
Women Business Enterprise utilization. Respondents shall make good faith efforts toward these goals and
comply with all applicable City requirements.
9. RESERVATION OF RIGHTS
* The City reserves the right to stop the selection process at any time if determined to be in the best interest
of the City.
* The City reserves the right to reject any or all proposals submitted.
* The City reserves the right to seek additional information from respondents and related entities.
* All decisions related to this RFP are subject to applicable federal, state, and local laws and regulations
and City policies and procedures.
* All costs associated with preparation of the proposal and related materials shall be borne by the
respondent.
* Determination of eligibility for incentive programs is the responsibility of the developer or development
team.
* The City may waive informalities or irregularities where permitted and in the best interest of the City.
10. TERMS AND CONDITIONS
The City will enter into a Contract of Sale with a preferred developer. Preferred developer status shall not
exceed six (6) months. The Contract of Sale will be subject to, but not limited to, the following conditions:
* Approval of the Contract of Sale by the City of Buffalo Common Council.
* Payment of a ten percent (10%) escrow deposit within five (5) days following Common Council approval of
designation. The deposit will be credited toward the purchase price if the transaction proceeds and may
be forfeited if the redeveloper fails to proceed within the timeframe specified in the contract.
City of Buffalo | Office of Strategic Planning | Division of Real Estate | 2 St. Louis Place RFP

* Redeveloper responsibility, at its own expense, for soil test borings, soil investigations, and environmental
due diligence necessary to determine site suitability and the presence or absence of hazardous
substances.
* Inclusion of a reverter clause in the deed requiring completion of the approved redevelopment scope
within the prescribed timeframe.
* Ineligibility of individuals or corporations having outstanding City taxes, water bills, parking tickets, user
fees, demolition liens, other City obligations, or unresolved code violations on property they own.
* Redeveloper responsibility, at its own expense, for an abstract of title and an ALTA survey meeting City
specifications.
* Submission of monthly progress reports to the Office of Strategic Planning, Division of Real Estate.
* Execution of the City's Release and Indemnity Agreement prior to conveyance of title.
* Acceptance of the property on an "AS IS, WHERE IS, WITH ALL FAULTS" basis. The City makes no
representations or warranties concerning condition, permitted use, environmental condition, title,
development potential, or financial performance.
* Redeveloper responsibility for all permits, repairs, alterations, environmental remediation, and compliance
obligations associated with its proposed use and redevelopment of the property.
11. GENERAL REQUIREMENTS
1. Non-Discrimination: The successful developer shall comply with all applicable City non-discrimination
requirements and shall not discriminate in employment or contracting practices on the basis of protected
status. Required notices shall be posted and applicable solicitation language shall be used.
2. Americans with Disabilities Act: Any developer awarded a contract pursuant to this RFP shall comply
with the Americans with Disabilities Act of 1990 and applicable reasonable accommodation and
nondiscrimination requirements.
3. Applicable Law: The laws of the State of New York govern all interpretations of any contract arising from
this RFP. Venue and jurisdiction for litigation shall be in courts located within Erie County, New York.
4. Conflict and Priority: In the event of a conflict among contract documents, the following order of
precedence shall apply: (1) Contract; (2) Request for Proposals; and (3) Developer's Proposal.
5. Ownership of Materials: Finished or unfinished documents, data, studies, surveys, maps, models,
photographs, reports, and other materials resulting from a contract arising from this RFP shall constitute
property of the City, subject to the terms of the final contract.
6. Disclaimer: This RFP is not binding on the City and does not create rights in any respondent. Proposal
materials may be subject to public disclosure except as otherwise protected by law.
7. Publicity: Publicity relating to this RFP or any resulting contract, including news releases, news
conferences, and commercial advertising, shall require prior written approval of the City.
8. Freedom of Information Law: The City is subject to the New York State Freedom of Information Law.
Respondents are responsible for clearly identifying portions of their proposals claimed to contain trade secrets
or proprietary information and for providing supporting justification. The entire proposal shall not be marked
confidential.
9. Conflicts of Interest: Each respondent shall disclose any perceived, potential, or actual conflicts of
interest and relationships/connections that could affect the integrity of the procurement, including professional
or political associations, political donations, blood or marriage, friendships, City employees, union
affiliations/memberships, or board memberships.
10. Statement of Compliance: Respondent signature shall confirm review of and agreement to comply with
State Finance Law 139-k and applicable restrictions concerning contacts intended to influence the outcome
City of Buffalo | Office of Strategic Planning | Division of Real Estate | 2 St. Louis Place RFP

of the RFP. Conflicts discovered during the RFP, award, negotiation, ratification, execution, or post-award
period must be disclosed in writing to the designated contact.
11. Non-Collusion: Each bidder and each person signing on behalf of a bidder shall certify that pricing was
developed independently, was not knowingly disclosed prior to opening except as required by law, and was
not developed through collusion or efforts to restrict competition.
12. SUBMISSION DETAILS
Please submit the proposal organized in the same order as outlined in this RFP. The submission should be
clearly structured and easy to navigate, with labeled sections and/or tabs corresponding to each requested
item and submission requirement.
Submission Deadline
October 14, 2026 at 4:00 p.m.
Submission Method
Proposals must be submitted electronically by email no later than the deadline stated above. The complete
proposal, including all required materials and supporting documentation, must be attached to the email in PDF
format.
Submission Address
Yvonne M. Bailey, Director of Real Estate
Mayor's Office of Strategic Planning
920 City Hall
Buffalo, NY 14202
Re: 2 St. Louis Place
Ybailey@buffalony.gov
Questions & Requests for Clarification
All questions or inquiries regarding this RFP must be submitted in writing to Yvonne Bailey at
Ybailey@buffalony.gov, copying Dorein Green at Dtgreen@buffalony.gov. Questions will be accepted until
September 30, 2026 at 12:00 p.m. (Noon). No responses will be provided for questions received after that
time.
Site Visit
Prospective purchasers are encouraged to visit the property and surrounding area before submitting a
proposal. Contact Dorein Green, Division of Real Estate, at (716) 851-5280 to schedule an appointment.
13. ADDITIONAL INFORMATION
* Prospective purchasers must not owe the City of Buffalo any debt or have violations on any property in the
City.
* The release of developer financial information will be restricted subject to the City's compliance with the
Freedom of Information Law and other applicable state and federal statutes.
* The City may request additional information during proposal evaluation.
* The City may request renderings or other design information when the proposed construction will
substantially change the site.
* The selected redeveloper shall be responsible for its own due diligence, financing, legal, design,
permitting, historic review, environmental review/remediation, construction, and operational costs unless
otherwise expressly agreed in writing by the City.
City of Buffalo | Office of Strategic Planning | Division of Real Estate | 2 St. Louis Place RFP

ATTACHMENT A - REQUEST FOR PROPOSAL FORM
Date of Submission:
_____________________________________________________________________________________
Project Name (if applicable):
_____________________________________________________________________________________
Site Address:
_____________________________________________________________________________________
APPLICANT INFORMATION (Owner Entity)
Name: _________________________________________________________________
Address: _________________________________________________________________
Contact: _________________________________________________________________
Home Phone #: _________________________________________________________________
Work Phone #: _________________________________________________________________
Fax #: _________________________________________________________________
E-Mail Address: _________________________________________________________________
1. Legal Ownership Entity
[ ] General Partnership
[ ] Individual
[ ] Not-for-Profit Organization
[ ] Corporation
[ ] Limited Partnership
[ ] Other: ______________________________
2. Legal Status of Organization
[ ] Currently Exists
[ ] To Be Formed
[ ] Estimated Date of Filing: ______________________________
3. Developer History / Principals with at Least 20% Ownership Interest
a. Full Name / Address / City, State, Zip / Phone / Fax
_______________________________________________________
b. Full Name / Address / City, State, Zip / Phone / Fax
_______________________________________________________
c. Full Name / Address / City, State, Zip / Phone / Fax
_______________________________________________________
Development Team
Attorney (Firm / Name / Address / Phone / Fax): _____________________________________________
Owner (Firm / Name / Address / Phone / Fax): _____________________________________________
Architect (Firm / Name / Address / Phone / Fax): _____________________________________________
Sponsor (Firm / Name / Address / Phone / Fax): _____________________________________________
Contractor (Firm / Name / Address / Phone / Fax): _____________________________________________
Management Agent (Firm / Name / Address / Phone / Fax):
_____________________________________________
City of Buffalo | Office of Strategic Planning | Division of Real Estate | 2 St. Louis Place RFP

Consultant (Firm / Name / Address / Phone / Fax): _____________________________________________
Additional Team Member(s) (Firm / Name / Address / Phone / Fax):
_____________________________________________
ATTACHMENT B - DEVELOPMENT COST
Cost Category Amount
Proposed Acquisition Cost $ __________________
Land $ __________________
Buildings $ __________________
Acquisition Subtotal $ __________________
HARD COSTS $ __________________
Site Work $ __________________
Fixtures, Furnishings & Equipment $ __________________
Plumbing, Electrical & Security Systems $ __________________
HVAC $ __________________
Foundation, Framing, Roofing, etc. $ __________________
Landscaping $ __________________
Hard Cost Subtotal $ __________________
SOFT COSTS $ __________________
Architectural / Engineering Fees $ __________________
Legal Fees $ __________________
Accounting Fees $ __________________
Administrative / Development Fees $ __________________
Survey $ __________________
Title Work $ __________________
Taxes $ __________________
City of Buffalo | Office of Strategic Planning | Division of Real Estate | 2 St. Louis Place RFP

Insurance $ __________________
Relocation $ __________________
Other $ __________________
Soft Cost Subtotal $ __________________
MISCELLANEOUS COSTS $ __________________
Developer Fee $ __________________
Project Reserve $ __________________
Miscellaneous Subtotal $ __________________
Contingency $ __________________
Other Fees Not Mentioned $ __________________
TOTAL DEVELOPMENT COST $ __________________
City of Buffalo | Office of Strategic Planning | Division of Real Estate | 2 St. Louis Place RFP