Standardized Operating Procedure of Purchase

Beautifully updated and meticulously maintained, this charming Buffalo home blends classic character with thoughtful modern improvements throughout. The inviting front entry opens to a spacious living room through an elegant pocket door, creating a warm and welcoming first impression. High end laminate flooring, abundant natural light, and generous room sizes (especially both bathrooms!) give the home a comfortable and functional layout that is ideal for everyday living and entertaining alike. The updated kitchen features cherry cabinetry, quartz countertops, and a full complement of updated appliances. A large eat in area and formal dining space provide flexibility for gatherings both large and small. First floor laundry adds convenience, while the additional office space offers excellent work from home potential beyond the three official bedrooms. Major mechanical and energy efficiency improvements include forced air heating, central air conditioning (2016), updated hot water tank, 100 amp electrical service, 2015 roof, spray foam insulation in the basement rim joists and crawl space encapsulation (2022). Several updated windows (2022). The home also benefits from a newer copper water line (2022) connected to the street for added peace of mind. Outside, enjoy a fully fenced yard with a custom built shed (2020), rear deck (2020), newer rear storm door, and included deck umbrella, creating an ideal outdoor setting for relaxing or entertaining. The concrete driveway fits 2 cars. Conveniently located near neighborhood amenities, public transportation, and all that Buffalo’s West Side has to offer, this move in ready home combines comfort, charm, and meaningful updates throughout. Offers will be reviewed Tuesday 5/19 at noon.