Standardized Operating Procedure of Purchase

Set on just over an acre backing to Ellicott Creek, this 3-bedroom Ranch offers easy, single-level living w/a serene backyard setting surrounded by lush green space and mature trees. The main living space is inviting and open, featuring a living room/dining combination that flows into the eat-in kitchen w/granite countertops, tile backsplash and a full suite of appliances included. A small front foyer and closet create a defined entry before stepping into the main living area. Hardwood flooring extends through all three bedrooms. The smallest bedroom is currently being used as first-floor laundry and could easily be converted back, if desired. Additional features include a full basement w/poured walls and glass block windows, and an attached 2-car garage w/automatic opener offering storage space and access to an open patio overlooking the expansive yard. The driveway provides ample parking plus an additional concrete parking pad. Notable updates, within the last 10 years or less, include a complete tear-off architectural roof, gutters and downspouts, mini-split (A/C) unit in the living room, updated 100-amp electrical service, boiler, garage door and front step railings along w/vinyl replacement windows throughout. A solid Ranch offering comfortable living space in a natural setting w/easy access to everyday conveniences! Williamsville School District. Showings begin Friday, 5/15 @ 10am. Offers are due by Wednesday, 5/20 @ 10am.