3196 Bakerstand Rd, Franklinville, NY 14737

PENDING. NO TRESPASSING. OCCUPIED . Hilltop year round cabin ranch style home with attatched 1 car garage, with amazing hill and valley views on 9.02 acres and turn key town approved dog kennel and grooming business ; property has both special use permits issued on it. House is currently an open floor plan 1 bedroom/1 bath , with a very large mudroom that could be transformed into a second bedroom. New septic in 2016 is approved for 2 bedrooms. Beautiful high gloss premium hickory laminate floors and recent new sub flooring underneath. 35000 btu natural gas furnace in excellent working condition and house insulated well... bill ran only about $67 month this past winter ! Newer natural gas oven also. Gas hot water heater also. Certified survey done in fall of 2019. Water softener system in basement, and brand new sump pump also installed keeps basement dry , 100 amp newer electrical and breaker box. No leaks in roof . 2018 Kennel building is 12 x 20 , has metal roof , vinyl sided , composite deck , has full electric ( run underground) , is insulated r38 roof, r19 walls with a layer of osb over that and them plastic frp and regular paneling over that. Easy to keep the ideal temperature, and air conditioning is built in. Recessed lighting, 2 ceiling fans, 7 indoor kennel areas each with a dog door, and a grooming area . Attatched Outdoor covered and fully enclosed fenced in areas to protect dogs from bad weather and from wildlife , complete with several heavy duty kennel runs . 100 ' x 32' outdoor 6' high open play yard attatched . Kemnel building can easilly within a few hours converted into a place for guest or for other business purposes with alot of driveway space in front. A new fall 2019 10x20 shed with metal roof on hill is also all wired and partially insulated. 100 tons of stone done to driveway this past March. Property has flower beds with Rose's and perennials, white and purple lilac trees, a blue spruce and several mature pines, an apple tree, tons of raspberry bushes, a strawberry patch planted, and ALOT of wildlife... deer, turkey , fox, pheasant ect... ! A 27' long , 10 ' wide heavy duty vinyl porch kit included in price, buyer just needs to build the base and snap it back together. Board of special appeals also advised at June meeting that a 2nd home may be placed upon property, and existing driveway my just be extended and current home could then be used a rental. Sky is the limit, tons of possibilities! Ag Zoning also allows pigs, cows and horses. No nearby dairy farms or corn fields .. if interested , please email dave.ericapotts@yahoo.com or call 716.353.5587 leave clear voice message. Must have bank pre-approval for conventional financing, personal loan or proof of cash funds to schedule a viewing. Please note... selling with contingency that we retain occupancy through Saturday October 10th 2020. (A closing will be requested for September 10th ) New owner may meet in person at house for keys the afternoon of October 10th .