Standardized Operating Procedure of Purchase

439 Richmond Avenue, Buffalo, New York, 14222. OPEN HOUSE Sunday May 17 2026, 1:00-3:00 pm. Classically beautiful, 1890’s colonial on a wonderful fenced yard. Restored open porch, attractive, minimal maintenance exterior, roof solar panels and a substantial, big garage in stellar condition. The main “owner’s unit” has a gracious, tiled foyer with a grand staircase. A bright living room has original moldings and baseboards, an ornate fireplace, dental cove moldings, newer windows and a satiny, refinished oak floor. A substantial, well designed kitchen is abundant with high quality cabinets, extensive granite counter space, an island and high end appliances. A defining feature of the house is a first floor primary suite, with a newer bathroom and a walk in closet. Three bedrooms have exceptional closet and storage space, traditional moldings, woodwork and doors, and restored hardwood floors. 2.5 bathrooms with newer and updated fixtures and tile, and a finished and heated third floor studio, flawlessly developed in excellent condition. Tall, spotless basement has separate, modern and mostly updated heating, electric, hot water, plumbing and central air systems and glass block windows. From a separate entrance, an incredibly bright, spacious yet easy to manage, one bedroom apartment is in excellent condition, with kitchen, bathroom, window and surface updates and separately metered utilities. Showings begin Saturday, May 16, 2026 at an open house 1:00-3:00PM. Seller will begin entertaining offers May 20, 2026.
Area on the tax record was incorrect. The house was measured and area corrected.