46 Vernon Ave, Batavia, NY 14020

1st fl and 2nd fl master en-suites with full bathrooms. A must see! Better (and cheaper) than new. Complete & professionally rebuilt on a sturdy Eastern Hemlock frame [wood so hard it is impervious to insects & rot]. Great attention to detail because this was to have been owners forever home but they are moving closer to family. Large LR, formal DR, impressive foyer, original/restored hardwood oak throughout, pocket doors, full walk up attic. Underneath new walls & ceilings is new elec. wiring & outlets, plumbing, and additional duct work to optimize the new central A/C system. New rolled insulation was installed along with dbl pane thermo windows for VERY LOW UTILITIES [copies of bills available]. The kitchen has a coffee bar, quartz countertops, deep commercial grade sink w/touchless facet, tile & glass backsplash, Bosch dishwasher and too much to list here. The dry basement has easy to navigate stairs that conveniently lead to the updated half bathroom, laundry and root cellar, perfect for long term storage. New hot water heater. New metal roof on det. 2-car gar. Two new electric panels: 150-amp box in basement & 50-amp box in attic for future living space. New sewer & main water lines for optimal pressure and pure drinking water. New wrap-around deck w/BBQ that lead to private rear yard. Screened in porch has all new windows. *House addition is not included in the tax records, keeping taxes low. Recent bank appraisal measures 1640 SF. Owners will pay realtor fee to buyer's agent. THANK YOU LOCAL BUSINESS OWNERS FOR YOUR HARD WORK: Davison Contracting, Gargan Electric, RA Haitz Roofing, Walt Szecsny, Ben's Appliances, Larry Toal and AA Sealer.