OM provided upon request. This Offering Memorandum presents the opportunity to acquire a stabilized, income-producing mixed-use retail and office property located at the highly visible corner of Delaware Avenue and West Chippewa Street in downtown Buffalo, New York. The property consists of a two-story masonry building with a full basement and a total gross building area of approximately ±16,296 square feet. The asset features established retail tenancy on the ground floor, complemented by multi-tenant office space on the second floor. The property also includes a rooftop billboard leased to a national advertising company, providing an additional, passive income stream. The offering represents an opportunity for investors seeking strong in-place cash flow with upside potential through leasing optimization, operational efficiencies, and long-term rent growth in a prominent urban corridor. Strong In-Place Cash Flow – Attractive going-in yield supported by stable retail tenancy and diversified office income. Prime Corner Location – Highly visible positioning at a signalized intersection in a well-trafficked downtown corridor. Established Retail Tenancy – Ground-floor occupancy by recognizable local food and beverage operators. Value-Add Potential – Opportunity to enhance income through leasing strategies, expense management, and office repositioning. Additional Income Stream – Rooftop billboard lease provides supplemental passive revenue. Urban Infill Asset – Located in a dense, walkable district surrounded by restaurants, nightlife, offices, and residential development.