Standardized Operating Procedure of Purchase

This South Buffalo upper/lower is one of those properties that just feels right the moment you walk in. Nearly everything has been thoughtfully updated over the last few months, and it shows – fresh finishes, clean lines, and tons of natural light throughout both units. With almost 2,800 sqft, the layout works beautifully whether you’re owner-occupying, investing, or doing a little of both.

The lower unit offers 3 bedrooms and 1 bath, while the upper features 2 bedrooms and 1 bath, including a walk-in tiled shower. Both kitchens have tile backsplashes and dishwashers, with stainless steel appliances upstairs (dishwasher and microwave) along with a garbage disposal, and a range hood in the lower unit. Brand new flooring and fresh paint throughout, along with updated light fixtures, some recessed lighting, ceiling fans, and a cozy artificial fireplace in each unit. A classic leaded glass window adds charm you don’t see every day. The lower unit includes a bonus room in the back. Upstairs, the main bedroom is generously sized, offering flexible space for a primary suite, home office, or sitting area.

The big-ticket items are already done: total tear-off roof in 2023, refurbished furnaces in December 2025, hot water tanks under five years old, windows replaced in 2013, and bathrooms remodeled in 2013 that still feel clean and modern. Outside, the front porch and upper balcony have been completely redone with new wood, plus there’s a concrete driveway, partially fenced yard, and a shed for extra storage. This is a well-cared-for, move-in-ready property that truly shows beautifully in person. All offers will be reviewed as they are received.