Strategically located in the high-demand Lancaster submarket, 5497 Genesee Street offers a premier 67.87+/- -acre tract optimized for low-wastewater, high-yield commercial development. The parcel sits less than 3 miles east of the Buffalo Niagara International Airport right on Route 33 (Genesee Street), offering direct logistic spillover advantages and immediate transit connectivity to the NYS Thruway (I-90) corridor. The asset features a highly advantageous "bifurcated" development profile: 20+/- Usable Frontage Acres: Level, cleared, high-visibility commercial acreage with 20,000 to 27,000 AADT. Equipped with 3-phase power and public water active at the road. 47.87+/- Buffer/Conservation Acres: Mature hardwoods and NYS DEC freshwater wetlands bordering Ellicott Creek. Leaving this rear acreage untouched provides an instant green-space and landscape design buffer, drastically accelerating Town Planning Board and SEQR approval cycles. The Development Play: Small-Business Flex Space Deficit The Buffalo-Niagara industrial submarket exhibits deep structural supply constraints, with vacancy rates tightly compressed between 6% and 6.7%. Institutional activity from major regional firms (including Uniland, McGuire, and Ciminelli) confirms intense submarket demand. While major developers construct large-scale logistics warehouses, a critical deficit exists for Class A and B multi-tenant contractor flex spaces and business incubators (1,500 to 5,000 SF footprints). Wastewater-Efficient Execution: Because this stretch of Route 33 requires private on-site wastewater management (Erie County Sewer District No. 4 bounds), high-flow manufacturing is restricted. However, multi-tenant contractor flex bays generate minimal, low-flow wastewater (typically limited to employee restrooms). A private engineered septic system deployed across the level front acreage capitalizes on a massive regional lease-rate void without requiring municipal main-line extensions. Infrastructure & Site Specifications Electric/Power: 3-Phase Power active directly at the road (NYSEG overhead framework). No road-mile infrastructure extension charges required for service connection. Water System: Public water distribution main active at the road line; fully serviced by the Erie County Water Authority (ECWA). Sewer System: Out-of-district; private engineering/engineered commercial septic required. (Broker Note: Detailed linear distance checks to the nearest active district manholes can be verified via the ECSD No. 4 Northern Region Main Office using the provided SBL). Existing Access: Features an established, well-maintained gravel road running along the eastern lot boundary, permitting immediate heavy vehicle transit, site mapping, and immediate use as a low-CAPEX secure laydown/equipment storage staging yard. Airspace Review: Situated roughly 2.5 miles east of the Buffalo Niagara International Airport approach path. Standard FAA Form 7460-1 (Notice of Proposed Construction) applies to permanent vertical structures.