Standardized Operating Procedure of Purchase

ARCADE ELECTRIC!!! This beautifully restored 1930s Craftsman bungalow blends timeless character with an extensive renovation completed in 2026. Taken down to the studs and thoughtfully reconfigured for a more open floor plan, this home was rebuilt with quality and efficiency in mind. Conveniently located just 45 min from downtown Buffalo, 35 min from Letchworth State Park, and 15 min from Lime Lake, the property offers the charm of an older home with the peace of mind of modern construction. Major improvements include the architectural roof (2021), all new electrical wiring with 200-amp service and panel (2021), windows (2021), spray foam insulation and all new drywall (2022), and all new PEX plumbing throughout (2025), creating an exceptionally tight and energy-efficient home. Exterior improvements include siding (2024), epoxy resin seal coating around the foundation, driveway (2026), front deck wired for a future covered deck (2026), concrete patio with drainage (2023), fencing (2023), and an awning that stays with the property. A detached 1-car garage with workshop and electric adds storage and functionality. Inside, the home showcases refinished original hardwood floors, updated flooring (2022), and a remodeled kitchen (2022/2023) featuring quartz countertops, custom inset soft-close ash cabinetry with select 42-inch uppers, included appliances (2022), and a freestanding butcher block island. The mudroom and entry were updated with brick-style ceramic tile (2026). The spacious primary suite includes laundry hookups, generous his-and-hers closets, and an en-suite bath (2022) with clawfoot soaking tub, walk-in shower, and custom vanities. The main bathroom was fully remodeled (2025). Additional storage includes three added closets and a large walk-in closet near the back entry. The dry basement features 8-foot ceilings with potential for future 3rd bedroom/finished living space, while the attic offers approximately 650 sq. ft. of potential expansion area. Furnace serviced (2026). Electric hot water tank (2018). Public water and sewer through Yorkshire and electric through Arcade. Negotiable items include washer, dryer, and 7-person HotSpring hot tub (2023).