Standardized Operating Procedure of Purchase

Charming Colonial on highly desirable QUIET street! No thru traffic! 3 bedroom, 1 full bath, 2 half bath with WEST IRONDEQUOIT SCHOOLS. Steps (.2 mile walk!) from the Seneca Park Zoo and Genesee River Trail! Enjoy summer evenings on the full-length covered front porch! Enter through a vestibule with new ceramic tile floor into a foyer with gleaming hardwood floors and arched doorways throughout. Living room features a NEW gas fireplace (Heat & Glow, app-controlled, 6K BTU ($6,300) with brick surround and built-in shelving. Formal dining room opens to oversized eat-in kitchen with oak cabinetry, tile backsplash, center island with breakfast bar, desk area, and all appliances included. Main floor powder room with extra-large storage closet (could be future stand up shower!). RENOVATED MUDROOM WITH FIRST-FLOOR LAUNDRY! Former porch has been transformed into this multifunctional space. Now Fully insulated, all new windows, new sliding glass door with built-in blinds, LVP floor, barn door, and stacked LG washer/dryer (gas) included. Upper level has 3 bedrooms with hardwood floors and a full bath with soaking tub and walk-in shower. Laundry chute too! Pull down staircase to full attic for ample storage. Partially finished basement with rec room, SECOND half bath, and large storage area. Detached 2-car garage with electric and 2 openers. Paver patio and gravel firepit area. Newer double pane, vinyl tilt in windows throughout. Trane gas furnace w/central A/C – new 2010, 50-gal HWT- 2017, updated 200 amp electrical panel. SF is appraiser measured and now includes heated mudroom addition. GREENLIGHT HIGH SPEED INTERNET AVAIL. ***First Showings will be at Open House Thursday May 7th 4:30-6pm***. SECOND Open House Sat 12-2pm. Delayed negotiations — offers due Tuesday, May 12th by noon. Seller prefers quick closing.