Standardized Operating Procedure of Purchase

Welcome home to this well-maintained 3 bedroom, 1 bath ranch perfectly situated on a peaceful street just moments from the park, St. Philomena RC Church, and the American Legion. With easy access to Ellicottville, Olean, and all the conveniences of Franklinville, this location blends small-town comfort with everyday practicality. Inside, you’ll find large bedrooms, brand new carpet, vinyl windows and newer kitchen appliances and washer and dryer. The home features a 10-year-old roof and a blacktop driveway, offering peace of mind and low-maintenance living. Step outside to a large, fully fenced backyard—ideal for pets, play, gardening, or simply relaxing. The garage is a standout feature, offering A separate heated workshop/living/recreational space perfect for hobbies, storage, or creative use. A Space for 1 vehicle to be parked on the opposite side of the finished space. This property delivers comfort, convenience, and versatility in a location that keeps you close to everything. A wonderful opportunity for anyone seeking easy, single-level living with room to grow.