Standardized Operating Procedure of Purchase

Offering a solid footprint and original character throughout, this home presents a great opportunity for a thoughtful refresh. A welcoming foyer w/hexagon tile flooring sets the tone as you enter, leading into bright, connected living spaces. Hardwood floors, natural trim and charming details carry throughout much of the main level. The living room features a brick fireplace w/built-ins and flows into both the dining room and sunroom, creating a comfortable layout w/good natural light. The kitchen offers generous space and cabinetry, providing a functional setup w/room for future updates. Upstairs, hardwood floors continue through the bedrooms along w/good closet space and vintage details throughout. The front bedroom also offers access to a second-floor balcony, adding a nice extension of space and a cozy spot to enjoy warm summer evenings. The basement provides additional storage, laundry, a half bath, workshop area, and mechanicals w/updated furnace and hot water tank. Outside, a long concrete driveway leads to a 1.5-car garage w/an updated roof (10/2024), along w/green space and a partially fenced yard. The location is a standout – just minutes to Cazenovia Park, and under 10 minutes to Larkinville and downtown Buffalo. Also close to Tifft Nature Preserve as well as the Buffalo Outer Harbor, ideal if an outdoor-focused lifestyle is your scene, or if you want quick access to the energy of City living. A home w/character and potential, ready for its next owner to take it from here! Showings begin immediately. Seller reserves the right to set an offer deadline.