American Axle Plant Sold

American Axle Plant Sold

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A large chunk of Buffalo’s industrial past has a new owner. East Delevan Property LLC, a subsidiary of Ontario Specialty Contracting, purchased the empty, 1.275 million sq.ft. American Axle plant located at 1001 E. Delevan Avenue near Bailey Avenue. Buffalo-based Ontario Specialty Contracting paid $1.26 million for the property. According to City tax records, the property was assessed at slightly over $2.9 million.

The Buffalo News’ Sharon Linstedt has the details:

Ontario Specialty executive Jon Williams said he plans to demolish nearly half of the existing structures on the site, retaining approximately 700,000-square-feet of dormant plant for redevelopment as industrial/commercial space. "This is great space in a great location, it just needs a little help," Williams said.

Williams said he expects to repurpose the site for multiple tenants. End uses will range from manufacturing to distribution.

The factory was constructed in 1923 and began operation as a Chevrolet assembly plant. Production at the sprawling facility ended in late-December as a result of decreased U.S. mid-size light truck production and diminishing future orders. 700 workers were employed at the site when the plant was shuttered. It was yet another painful blow to the regional economy which has been shedding manufacturing jobs since the 1950's.

Rock Harbor

What Others Have To Say

  1. joey

    2 ratings12345
    Oct 7th 2008, 09:12

    TOO BAD DICK DAUCH ..wasn't sold with it. He raped the city, state govt. the american worker all in the greed of profit....and was compensated to the tune of $10 million dollars in the process. Hell..he is hated so much , his son quit the business and opened up a competing mfg outlet...and rumor has it, his son wanted to buy the Tonawanda plant and resume mfg, but refused...as they now cut up some very hard to acquire equipment for scrap..to further protect anyone from acquiring it and competing against him. ATrojan horse for sure...when G.M. sold off to him!!

  2. allfit

    3 ratings12345
    Oct 7th 2008, 11:22

    I love how quickly the average worker questions the validity of executive pay, while they will shut down the company before taking any concessions in theirs.

  3. Biniszkiewicz

    0 ratings12345
    Oct 7th 2008, 12:14

    This was an exceptionally good buy, the kind of purchase on which future fortunes are made: $1/square foot to purchase the entire complex is an incredible steal. I've seen distressed industrial buildings sell for as little as $4/square foot and ones in poor condition (which these are not) often sell in the neighborhood $10/square foot (new construction costs might be $60-70/square foot). For this complex in this condition $1/foot is a very sweet purchase price indeed.

    The cheapest ceramic tile from Home Depot costs $1/square foot just for the tile (add to that the costs of underlay, thinset, grout and labor and you're looking at more like $5/square foot; $2 if you do it yourself). Even after selective demo, leaving only the best high bay spaces, this purchase price will be less than $2/square foot (plus some demo costs minus the salvage value of the steel which lately appears to just about wash the demo).

    No tenant in this space will pay as little as $1/s.f. PER YEAR for their space (and the tenants will all pay real estate taxes and other ownership costs in addition to their rent; that's how it works in commercial real estate). Congratulations to the purchasing group. Wish I was a part of it (but then again I can't complain; I have my own--much smaller--fish to fry). Best of luck!

  4. Buffalo21stcentury

    1 ratings12345
    Oct 7th 2008, 12:35

    He us right to divide it up but wrong to demolish half of it. Nuf said!

  5. blackrocklifer

    2 ratings12345
    Oct 7th 2008, 12:46

    allfit- I love the way you can be depended on to defend the rich and powerful and attack the poor and weak.

  6. allfit

    5 ratings12345
    Oct 7th 2008, 14:51

    BRL - I am not defending the "Rich and Powerful" or attacking the "Poor and Weak"; however I do find it hypocritical that it is acceptable to attack the CEO who takes the risk to run the company for the stock holders, while it is unacceptable to say anything about a group of workers who feel that it is their perogative to stop production because they refuse to take concessions on their pay or benefits.

    Your view that the workers are "Poor and Weak" against the unfeeling giants of industry highlights your perpetual victim mentality.

  7. PaulBuffalo

    2 ratings12345
    Oct 7th 2008, 15:15

    Allfit, perhaps I misunderstood your comment. Could you clarify the risks a CEO exercises on behalf of the shareholder?

  8. allfit

    3 ratings12345
    Oct 7th 2008, 16:45

    The CEO puts his or her name and reputation on the line to manage the performance of the entire organization. They take on the risks associated with the actions of thousands, or tens of thousands of employees, often located throughout the world. They maintain and manage the brand, reputation, p&L, and ultimately the return to shareholder's investment on behalf of the entire company. They have taken the risks and sacrifices to get to the CEO position (in most cases), including flexibility in job role, ability to relocate, the assumption of additional skills and expertise in many areas of business, etc. Most CEOs of international companies are proficient in multiple languages. They have advanced expertise in business processes and are leaders in their businesses, these things do not come by osmosis or accident; the CEO dedicates time, effort and personal energy to aquire these skills.

    The CEO is in the position that s/he is in because of their success throughout their career with one or several companies. They have taken on personal responsibility and increased risk throughout their career, this is the way that promotions typically happen. They are accountable for their actions and the actions of their teams, companies, etc. The average worker does not assume that accountability or responsibility. They have worked to differentiate themselves from peers in both their company and the industry, they have put in the hours, the dedication, and taken the risks to move up the ladder to the top. They have earned the trust and respect of colleagues and superiors, they have applied knowledge and expertise to provide a different and improved environment and outcome for the company. The average worker does not.

    When comparing risks associated with working a line at American Axle, versus the CEO of American Axle, the risks associated with being the CEO are exponentially greater than the average worker. The CEO has a vested interest in the organization beyond the paycheck and benefits. They have their name on the line and have put them in a position where the average line worker can criticize them without knowing what they do or how they do it. The average worker is easily replacable, the CEO is not. There are thousands or tens of thousands of candidates who can take the average workers place, the same is not true for the CEO. Most employees are not willing to take the risks, the sacrifices, or the time that it takes to move up in the organization, they just expect promotions based on time and tenure. It is diffiicult for the average worker to understand what is really involved in being a CEO, just like it is difficult for the weekend athlete to understand the sacrifice and risks associated with being a pro football player.

    It is funny that we question the CEO's salary and effort, but have no concerns with paying Jennifer Aniston $20M for a movie, or a baseball player $45M for 5 seasons of play.

  9. PaulBuffalo

    2 ratings12345
    Oct 7th 2008, 17:15

    Allfit, I can appreciate the lengthy business chamber-of-commerce definition of a CEO, but I disagree that most employees are not willing to take risks in order to get promoted nor do I think that most employees simply expect promotions based on time and tenure. I've worked for a number of companies, both public and private, in various cities, including Buffalo, and I think the world you mention is relegated to the union versus management environment and city/county/state environment. It is surely difficult for anyone to be creative and take risks in those two environments. However, private companies -- at least successful ones -- encourage risk among all employees in order to survive and thrive.

    Most CEOs are rewarded handsomely whether they take risks or not and whether the risks they do take are successful or not. Employees are usually fired or have their performance bonuses withheld if they take risks that are unsuccessful. The CEO and the average worker are not penalized to the same degree.

  10. joey

    2 ratings12345
    Oct 7th 2008, 18:29

    allfit.....how do you apply this CEO logic to the current Wall street implosion?????

  11. blackrocklifer

    2 ratings12345
    Oct 7th 2008, 20:18

    allfit- You are consistent and predictable in your perpetual defense of the status quo.You seem unwilling to question the power structure that has not been fair or equitable for most Americans. You have a right to your own conservative views but should extend that right to those with different ideas. Personal attacks make you appear petty and add nothing to the debate.

  12. allfit

    3 ratings12345
    Oct 7th 2008, 21:25

    PaulBuffalo - I wrote my response to address in response to the original post and Joey's comments, which was about American Axle, and the concern that employees of American Axle had with the compensation of the Chief Executive and his son. The comment that I originally posted, that you responded to, was about workers who feel that they have the right to question and demand concessions from the Executives of the organization; yet feel that they have the right to shut down the company instead of making their own concessions.

    You would be hard pressed to find a CEO of a major organization whose compensation isn't directly tied to the performance of the company. You would also be hard pressed to find a CEO of a major corporation who would not lose their job if the performance of the company was not up to par and standards, given market conditions. In other words, if the CEO does not do their job, they are usually out without notice or a chance for appeal (outside of legal recourse); while the employee has many layers of protection through the Fair Labor Standards Act, State regulations, and corporate policies to protect them.

    Smaller and private companies are a different conversation that we can have at a different time. I should have clarified my comment by saying, "in this context" when I started.

  13. allfit

    4 ratings12345
    Oct 7th 2008, 21:47

    BRL - I am definitely not one to defend the status quo, it is funny that you would think that given your unwillingness to see other viewpoints and perspectives. I understand your viewpoint, do you understand mine?

    I know the logic behind your thoughts that the world is 'not fair or equitable', you believe that the executives of this world make too much money for the work that they do. I can appreciate that, but I also know that the majority of people who believe that would not have the time, energy, or dedication necessary to reach that level of management. Your view is that the laborers of the world are the true workers, and the executives are just stuffed shirts barking out orders between their glasses of champagne and extravagant trips around the world. You believe that the world would stop without the workers, but would go on fine without the executives. The executives are not workers, because they do not get their hands dirty on the assembly line or do not understand what it is to "struggle". The CEOs are living high on the hog while the rest of the employees are suffering on their low wages. Is that about right?

    For the record, I am not a conservative. I do believe in the free market and paying a wage that the market will bear for a menial position, such as those offered by American Axle. If the position is more complex, then the wage is adjusted accordingly. A scarcity in workers will demand a higher wage, etc, etc, etc. I also believe that the salaries of many executives are too high, but I have also done my research to know that the extremes are no different than those in sports and entertainment. High profile executives are often paid out of hype or desperation, much like sports stars. If you pay executive A a certain salary, then executive B is going to demand that salary plus a little more. Not unlike professional athletes or entertainment figures. If actress A is paid a certain amount for a movie, then actress B is going to demand more, same for music, etc, etc, etc.

    Keep in mind, that the average CEO salary for all public companies in America is $151,940 (reference Fast Company), before performance bonus and options. The average salary for workers in America is $46,892, before bonuses and benefits. (reference Fast Company) The difference is extreme, but so are the expectations.

    I know you hate corporations and see them as horrible oppressors of the common man, but I would hope that you can open your mind to see what they do indeed offer to America.

  14. bigdaddy

    0 ratings12345
    Oct 7th 2008, 22:21

    My dad and my brothers worked here and bitched constantly about how much the company sucked. It is still sad to see if being tored down though.

  15. blackrocklifer

    2 ratings12345
    Oct 7th 2008, 22:26

    allfit- For the record, I am a member of senior management and have never belonged to a union. I did work my way up starting in the trades and know both sides of the conflict between labor and management. Most people work hard and want to do a good job. Most people are not paid a living wage. Justifying the salaries of corporate executives by comparing them to sports and entertainment makes no sense, both are obscene. Your reference to CEO salary is BEFORE bonuses and options, this is where the big money comes in as you must know. I don't hate corporations but believe they can and should benefit all, not the greedy few.

  16. PaulBuffalo

    2 ratings12345
    Oct 7th 2008, 22:29

    Allfit, CEOs typically have separation agreements with financial incentives upon departure/termination. Employees do not unless at the discretion of the employer. If an employee is terminated from a private company, no reason has to be given. If termination is the result of discrimination, then the employee has legal recourse.

    I do agree with you, to an extent, regarding demands by employees in union/management disputes but that is why arbitration exists.

  17. bigdaddy

    0 ratings12345
    Oct 7th 2008, 22:32

    Have you all read Atlas Shruged? This reminds me a lot of that book.

  18. Buffalo21stcentury

    2 ratings12345
    Oct 8th 2008, 00:09

    oh come off it! For 40-50 years, CEOs and Boards of Directors and Senior Staff have been making millions for keeping their multi-million dollar salaries with stock options and severance packages by:

    1) outsourcing entire sections of their company to little more than a subcontract for a foreign supplier (aka off shoring / outsourcing).

    2) running their company like an investment bank rather than a product or service provider. Companies such as GM made more money from financing the sale of the car than on the car.

    3) by being corporate raiders, taking over a company, selling its assets piecemeal

    This isnt tallent. Anyone can pay someone else to do their job. Anyone can strip a car for spare parts.

    The entire boomer generation has made their money by dismantling the industry that took 200 years and world wars to build, then using that money for debt debt debt.

    So please dont tell me about the patriotism or fairness of corporate CEOs! Im not a fan of lazy ass unions, especially civil service unions that rape the taxpayer constantly. However as other nations like Japan have proved, if you treat workers properly and lead by example then people dont need or want the unions.

  19. Buffalo21stcentury

    0 ratings12345
    Oct 8th 2008, 00:15

    In a city that is ripe for small business incubators, they should not demolish but subdivide the space first, then put demolition on the table after 2-3 years.

  20. Biniszkiewicz

    0 ratings12345
    Oct 8th 2008, 14:09

    Buff21: I applaud your response to allfit above. Well said.

    However I differ with you on the demolition component of this proposal. Why do you speculate that this town is particularly ripe for business incubators of the sort that might possibly work in the spaces targeted for demolition? Do you know have special knowledge relating to this particular plant or to the local industrial incubator industry?

    The plant in question was constructed piecemeal to service the needs of one firm. Perhaps the complex worked very well for an immense production line but would function less well for multiple tenants. For example, maybe the buyers have determined that the low bay spaces lie in the way of the more desirable high bays. Or maybe the site requires more yard space (say to accommodate more numerous tractor trailers servicing multiple tenants). Or perhaps the buyers have simply determined that they are better off positioning their complex as comprised exclusively of more desirable industrial spaces. Maybe they can carve a niche higher on the industrial food chain that way. Keeping everything might make the complex seem more like a mish-mosh, less of place you want to locate your established company (ever gone through 701 Seneca?). Don't the owners bear the responsibility of determining which configurations best meet the needs of the marketplace? What do you know that they don't?

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