Standardized Operating Procedure of Purchase

PAST DELAYED NEGOTIATIONS. PENFIELD SCHOOLS, LOW TAXES!!! Welcome to this 1,806 sq ft Colonial at 2446 Browncroft Blvd, situated on a corner lot and offering character dating back to 1875. Located minutes from 590, with walking paths directly to Ellison Park and its miles of scenic trails.
As you enter, you’re greeted by a spacious main level featuring a large kitchen with plenty of cabinets and counter space, plus a movable breakfast bar, electric stove, and refrigerator. The kitchen flows into a combined living and dining area highlighted by beautiful wood beams and a French door anchored by two windows that bring in natural light. A formal dining room offers the perfect space for gatherings, while a cozy family room with a wood-burning fireplace and decorative insert adds charm. Just off the living room, a sitting room can serve as a flexible space—ideal for a home office, playroom, reading nook, or workout area. The huge office (14×18) adds even more versatility, featuring Husky metal storage cabinets and an independent high-efficiency mini split (installed in ’23). A first-floor bathroom is conveniently located near the laundry area, and first-floor laundry includes the washer and dryer (’21) for added convenience.
Upstairs, hardwood stairs lead to three generously sized bedrooms with deep closets and laminate flooring throughout. The spacious 19 x 12 primary bedroom features two walk-in closets and is already plumbed for a sink. Add a dormer and you can create a primary bath, with plenty of space to incorporate a shower.
The walkout basement provides extra storage and easy access to the outdoors through Bilco doors. Enjoy central A/C and an HVAC system (’13), along with a hot water tank (’24). The doorbell camera and two additional exterior cameras are included. Step outside to a spacious backyard with plenty of room to relax, play, or entertain. The former pool area has been repurposed by the sellers as a hockey rink, offering a fun and unique outdoor feature. An oversized attached 1.5-car garage with electric completes the home.