54 W Buffalo StreetWarsaw, NY, 14569

Located in the historic Village of Warsaw business district, this mixed-use commercial/residential property offers a unique opportunity for investors, owner-occupants, or entrepreneurs seeking live/work potential. Long home to the former Di Salvo’s Pizzeria & Sub Shop, the first floor features an established restaurant-style layout including front dining area with booth seating, public bathroom, service counter with pass-through window, commercial kitchen and food prep areas, additional rear prep/storage workspace, private office, and rear delivery/loading access. Existing restaurant equipment and fixtures remain on site. The spacious second-floor residential unit features a separate front entrance, stair chair lift system, 3 bedrooms, and 2 full bathrooms. Large open-concept living and kitchen area offers exposed wood beam ceilings, stone fireplace feature wall, breakfast bar, built-in shelving, abundant cabinetry, and rustic character throughout. Spacious owner’s suite includes private full bath with soaking tub area. Rear covered upper porch/deck provides additional outdoor living space with rear staircase access to lower level and parking area. Separate utilities/systems for upstairs and downstairs, central air, full basement, small rear storage shed, and some rear parking historically used for deliveries and owner/employee parking. Cleanup and updates will help showcase the full potential of this large mixed-use property. Zoning currently requires commercial space on the first floor/front roadside portion of the building, with residential apartment permitted above. Excellent value-add opportunity with potential to restore former restaurant space or reimagine for future use.