540 Arvin Ave is a rare small-bay industrial owner user opportunity in Stoney Creek, offering 8,470 SF on 0.52 acres with M2 Industrial zoning. The building is currently demised into two units by a non-load-bearing block wall, with each unit featuring its own drive-in loading door. The dividing wall can be removed to restore the property as a single industrial facility, providing flexibility for owner-users, investors, or future tenants. The property is owner-occupied and benefits from strong street exposure along Arvin Avenue. A tenant currently occupies a portion of the building under a lease expiring at the end of the year and has the option to either remain in place or vacate, allowing for various occupancy scenarios. Constructed of masonry in approximately 1980, the single-storey building includes 400A/600V electrical service and is well suited for manufacturing, warehousing, service industrial, or contractor uses.