Welcome home, where charm meets convenience, location and affordability! 400 W Boot Rd is a quaint Cape Cod-style home tucked into a serene, park-like setting. Enjoy the shade and privacy trees, flat backyard and a lovely patio area with plenty of parking and space to roam. A detached 2 car garage completes this yard with additional room for parking or to convert into a workspace. Inside, this home is equally charming with a great floor plan and lots of character at every turn. The entire home feels warm and inviting. The spacious living room with excellent natural light, stone fireplace and gleaming hardwood floors compliments your newer kitchen and spacious dining room. Two bedrooms and a full bathroom complete the main floor. Upstairs you will find a private Master Bedroom with sitting room and plenty of closet space, also with hardwood floors. You could add a full master bath without compromising any of the great space on the upper lever. The basement has plenty of space for storage as well as an additional living space which can be used as an office or rec room, or both. Rarely will you find a lot this size with a home this beautiful in the low 300's in West Chester School District AND incredibly LOW TAXES. And be close to all shops and restaurants and easily commute to Philly. Location, condition and price will not allow this home to last long. Schedule your showing today! This well maintained home has already been pre-inspected and very little left for you to do but unpack and move right in.