Leasing & tenant law · Owners & management · Deals & development · 11/05/2026
Activewear Brand RBX Direct Leases 4,800 SF at 102 West 38th Street
Activewear company RBX Direct signed a lease for 4,800 square feet of office and showroom space at 102 West 38th Street in Manhattan's Garment District. Asking rent was $35 per square foot, according to landlord broker Adams & Company. The lease length was not disclosed, and the deal appears to be a relocation for the company.
Reported by Commercial ObserverRead the original ↗
What happened
Activewear brand RBX Direct has signed a lease for office and showroom space in Manhattan's Garment District. Commercial Observer reported the deal on 11/05/2026, citing landlord broker Adams & Company.
The company took 4,800 square feet at 102 West 38th Street. The asking rent was $35 per square foot. The headline rounds the size to 5,000 square feet, but the article gives the exact figure as 4,800. Adams & Company did not disclose the length of the lease.
Adams & Company also did not name the landlord. Commercial Observer reported that property records show the building has not changed hands since 1994, when Lal Sani bought it. Jeff Buslik of Adams & Company was the sole broker for the landlord. Wayne Siegel and Raymond Balassiano of LSL Advisors represented RBX Direct.
Commercial Observer said the lease appears to be a relocation. RBX Direct's LinkedIn profile says the company is based in New York City but lists only a 10001 ZIP code, with no street address. The LSL brokers did not immediately respond to requests for comment.
Key facts
- Address
- 102 West 38th Street, Garment District, Manhattan
- Tenant
- RBX Direct, an activewear brand
- Space
- 4,800 square feet of office and showroom space
- Asking rent
- $35 per square foot
- Owner
- Lal Sani, per property records, owner since 1994
- Landlord broker
- Jeff Buslik, Adams & Company
- Tenant brokers
- Wayne Siegel and Raymond Balassiano, LSL Advisors
- Reported
- Commercial Observer, 11/05/2026
What it means
Landlords
This is a commercial office and showroom lease in a Manhattan building. The material describes no effect on residential buildings, rents or rules.
Tenants and voucher holders
This deal does not involve apartments, rent-stabilized units or voucher programs. It does not change anything for residential tenants based on what was reported.
The highlights
- Asking rent for the office and showroom space was $35 per square foot.
- Property records show Lal Sani has owned the building since buying it in 1994.
- Jeff Buslik of Adams & Company repped the landlord; LSL Advisors repped the tenant.
Why it matters Landlords
It is a data point for Garment District office and showroom asking rents that small commercial owners can compare against.
Not known yet
- How long the lease runs
- The rent RBX Direct actually agreed to pay, as opposed to the asking rent
- Where RBX Direct is moving from
- When the company will move in and which floor it will occupy
Background
Commercial leases in New York City work differently from residential leases. Rent stabilization and most tenant protections enforced through HPD and HCR apply to apartments, not to offices or showrooms. Commercial rents are usually quoted per square foot per year, and the asking rent a broker reports is often not the final rent the tenant pays. The final rent can reflect concessions such as free months or build-out allowances.
Buildings in this story
- 102 West 38th Street · building facts and open city records
Summary written by Bulwark from Commercial Observer’s reporting. The original story is at commercialobserver.com. This is general information, not legal advice.
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Photo: Andre Carrotflower, CC BY-SA 4.0