Standardized Operating Procedure of Purchase

There’s fully renovated, and then there’s this, every system touched, every surface new, every detail executed with precision.

200-amp service with all new wiring, breakers, switches, outlets, and fixtures. Newer HE furnace and central air, new HE hot water tank, and new sump pump, all less than 1 year old. New ductwork to the first and second floor, 150+ sheets of drywall installed, full insulation to code, and architect-drawn framing for the front bay window, front bedroom wall, and rear dining area. All new interior doors, brand new front door, new aluminum canopy and railing. 6 new vinyl windows on the first floor, mostly new on the second floor as well.

New cabinets with select glass-front doors, quartz countertops, tile backsplash, tile floors, under-mount single-basin stainless sink, and all new stainless steel appliances including gas range with over-range microwave and dishwasher.

3 bed / 2 full bath across 1,733 SF. The first-floor bedroom and full bathroom is a serious selling feature. Large 17×13 living room, separate dining area, and a rear family room with slider access to the backyard. Upstairs: a 20×12 primary bedroom, sitting room, loft space, and two bathrooms. The partially finished basement includes a 20×12 finished area plus additional unfinished storage space. Abundant closet storage throughout. New flooring throughout the home and recessed lighting in the living room, kitchen, family room, dining area, and basement.

Clean curb appeal on a 50×100 lot with a concrete driveway and an oversized 2-car detached garage.

This is one other single-family home listed for sale in Cheektowaga within the 14215 zip code. Finding active comparable listings requires searching into 14225, a zip code where buyer demand does not appear to match what this part of town is producing. Recent pending listings in 14215 have averaged 8 days on market, 8 groups through open houses, and 16 private showings. The area ceiling was set by 232 Kenview Blvd, which closed at $391,000, 132% of its asking price.

Showings begin at the Open House Saturday 6/27, 11:00am-1:00pm. Offers due July 3rd at 5:00pm EST. Marketed SF reflects appraiser measurement.