Prime corner location at Elmwood and Utica, this second-floor suite sits above a well-known restaurant and offers approximately 1,200 square feet of bright, adaptable workspace. Positioned in a corner building, the space is filled with natural light from large windows overlooking Elmwood Avenue, creating an energetic setting in a recognizable location clients can easily find. The layout includes a reception or waiting area, three spacious private offices, and a smaller adjoining office with its own separate entrances, making it well-suited for a range of working styles. Ideal for professionals who need a dedicated, functional environment such as designers, consultants, therapists, or small business operators looking for a central, established setting without the demands of street-level retail. Ownership is open to layout adjustments and will cover painting costs, giving you the ability to shape the space around how you actually work. Utilities are included, helping keep monthly costs simple and predictable. See floor plan for layout details. Bright, flexible, and ready for occupancy, this suite offers a practical setup in one of Buffalo’s most active neighborhoods.