Standardized Operating Procedure of Purchase

Fully renovated 4BD/1.5BA home directly across from Riverside Park. Tennis, basketball, baseball, soccer, ice rink, in-ground pool and playground steps from your door. Sunset views of the Niagara River from your front porch every night.

Renovation was comprehensive, not cosmetic. Every hot/cold supply line, drain line and plumbing fixture is brand new. New tear-off roof (~2 yrs), new gutter system, new vinyl windows, vinyl siding, recessed lighting and updated wiring throughout the first floor. Floors stripped to original underlayment; new underlayment and subfloor installed under entire first floor with luxury vinyl flooring on top. Limestone foundation walls.

Original character preserved where it counts. Solid wood staircase and banister, original trim moldings, original solid wood sitting area and foyer entry. Kitchen features brand new appliances, exposed brick wall, solid surface countertops, under-mount corner sink and functional cabinet/drawer layout. Full bath: new tile floor, tiled tub surround, new tub/shower and fixtures. Half bath: new tile floor and all new fixtures.
15 minutes to downtown Buffalo, Kenmore, Tonawanda, Amherst, Grand Island and North Tonawanda. Street parking is plentiful. A dumpster and 5 construction vehicles sat out front for 12 months straight without issue.

Offers due Thursday, June 18th at 5:00 PM.