Rare commercial opportunity within Buffalo city limits. This corner lot offers .17 acres of potential in a location where opportunities like this are limited. Zoned B2 Heavy Commercial, it allows a wide range of uses -- ideal for a shop, storage, or a small business with long-term upside. Power is on-site at 240V, and the shop/garage has spray-foam ceilings and insulated walls. Water available on-site; no interior plumbing currently in place. A completed survey with visible staking adds clarity for development. Positioned in an area with residential growth and light commercial activity, this property offers both usability and future value. *Existing shop equipment (oxygen system) in place; condition and use to be verified by buyer.