Welcome to this exceptional commercial and residential opportunity on 3.93 scenic acres along highly visible Route 240 in West Falls. Located within the East Aurora School District and benefiting from low West Falls taxes, this unique property offers incredible flexibility and potential. The charming 2-bedroom, 1-bath apartment features a private balcony overlooking picturesque Buffalo Creek—ideal for an owner-occupant, on-site manager, rental income, or even multigenerational living. The property includes a storefront with a new bathroom and a clean, dry basement—perfect for your own business or as a rental retail space. The true highlight is the expansive 3,000 sq ft heated shop, featuring three garage bays, a large office, and a private bathroom. This versatile space is ideal for a wide range of commercial uses. With ample space for future expansion and excellent road frontage for visibility, this one-of-a-kind property is a rare find for investors, business owners, or those seeking a live-work lifestyle in a beautiful setting.