Standardized Operating Procedure of Purchase

Welcome to this beautifully maintained all-brick Cape Cod located on a quiet, well-cared-for dead-end street in Lackawanna. Just minutes from the thruway, this home offers quick access to both downtown Buffalo and the surrounding suburbs. Step inside to a sun drenched family room with large window, hard wood floors and neutral wall color, which flows to the eat-in kitchen with beautiful cabinets, brand new appliances (negotiable with sale) and opens through new sliding glass doors to a stamped concrete patio. The backyard is a true retreat— fenced and private, complete with a new heated pool, ideal for entertaining or relaxing on summer days. The main floor offers two spacious bedrooms and a full bath with tiled wall tub. The third bedroom is upstairs along with a versatile bonus space perfect for a sitting area, reading nook, home office, or vanity set up. This bedroom easily accommodates a king-size bed and features a recently updated ensuite half bath (2025). Attic spaces off the bed offer additional storage or future finishing potential. Comfort and efficiency were top priorities in recent upgrades: • New furnace and central air • Blown-in insulation in the basement, attic, and garage • New electric panel (2024) with EV charger installed • New hot water tank Additional highlights include: • Vinyl windows throughout • Concrete driveway • Double detached garage • Finished basement with dry, clean storage, workout area, and extra living space . New side entrance glass door. This move-in ready home offers comfort, efficiency, and plenty of flexible space to fit your lifestyle. Don’t miss your chance to own this gem in a convenient and quiet location! Open Houses: Saturday May 9th, 11AM-1PM. There is NO SIGN on the property. Offers will be reviewed as they come in.