10 James St, Batavia, NY 14020

Welcome to this charming ranch nestled in the heart of the historic village, where tree-lined streets and a nearby neighborhood park create a peaceful, inviting setting. With a 12-year-old roof, updated vinyl siding, and modernized windows, the exterior offers long-lasting durability and reduced maintenance-giving you confidence and value from day one. A convenient front-door ramp adds accessibility, making this home a thoughtful option for anyone needing wheelchair-friendly entry. The double-wide blacktop driveway provides ample parking for residents and guests.nnInside, the living room welcomes you with a large picture window that fills the space with natural light, while the gas fireplace adds warmth and charm-perfect for cozy evenings. The kitchen features beautiful oak cabinets with soft-close functionality, offering both style and practicality. All appliances are included in as-is condition, giving buyers immediate convenience. Two spacious first-floor bedrooms provide generous closet space, and the well-appointed bathroom adds to the homes comfort and ease of living.nnOne of the standout features is the inviting Florida room, an ideal space for year-round enjoyment-whether youre hosting gatherings, relaxing with a book, or unwinding on quiet evenings. The fully finished basement significantly expands your living area, offering a wet bar, a large rec/family room, and a third bedroom with a second egress. This flexible space is perfect for entertaining, guests, hobbies,