Standardized Operating Procedure of Purchase

Welcome to this spacious 3-bedroom, 1-bath home offering approximately 1,800 square feet of living space on a desirable double lot in Derby, NY. Conveniently located just minutes from Lake Erie and Angola on the Lake, this property offers the perfect blend of comfort, space, and location.

The home features a large living and dining room combination, an eat-in kitchen complete with appliances, and sliding glass doors leading to a patio—ideal for outdoor dining or entertaining. The first-floor laundry adds everyday convenience, while the expansive second-floor primary bedroom offers a private balcony, creating a relaxing retreat.

Outside, you’ll find a detached 2.5-car garage with a service door, along with two storage sheds providing plenty of space for tools, lawn equipment, or hobbies.

Recent updates include a hot water tank (2022), sump pump (2022), and bathroom shower (2022). The roof age is unknown but is reported to be in great condition, and the furnace age is also unknown.

Don’t miss this opportunity to own a spacious home with a generous yard in a great location close to the lake, parks, restaurants, and all that Derby and Angola have to offer! Updating and TLC is needed to make this the perfect home.