Standardized Operating Procedure of Purchase

This property consists of a cabin with a barn and pond on 5 acres located in Franklinville NY, Cattaraugus County.

The ranch-style cabin has been completely renovated inside and out, and has ultimate privacy located on a dead end road.  It has 1,012 sq ft of living space and includes a living-dining room area which has a sliding glass door that leads out onto the brand new wrap-around deck.  The view from the deck overlooks the pond. The kitchen area has brand new, never used appliances.  There is also a large master bedroom and a full bathroom.  The cabin sits on a block basement foundation.  The basement is accessible from inside the cabin but also has ingress-egress from outside.  The basement is unfinished but can be used as additional living space if desired.  There is a brand new mini-split for heat with baseboard electric heat as well.  Septic and well are on site.

The cabin is fully sealed outside with a new metal roof and metal siding.  Next to the cabin is a large barn which is great for storage and can be used as a workshop as well.  There is metal on site to put a new roof on the barn which the new owner can finish.  The property sits on 5 acres and includes a large spring fed, stocked pond which is great for fishing during the summer months.  A small creek runs behind the pond to the road.

Come see this beautiful property today!  Annual taxes are $2,378.04.  All rights convey.  There are an additional 31 acres that adjoin this property that the seller would consider selling for the right price.

This property is located approximately 2 minutes from downtown Franklinville, 15 minutes from Rushford Lake, 20 minutes from Ellicottville NY, 20 minutes from Holiday Valley for skiing, 24 minutes from Arcade NY, 28 minutes from Olean NY, and 1 hour from Buffalo NY.