There are multiple listings for this address:
Discover a rare and versatile opportunity in the heart of Amherst at 189 Niagara Falls Blvd. Classified as a triplex per tax records, this property is currently utilized as a spacious single-family home and successful Airbnb, offering exceptional flexibility for owner-occupants, investors, or those seeking a multi-use property.
The main home features five bedrooms, including one conveniently located on the first floor. The second level offers a generously sized primary bedroom along with three additional bedrooms, providing comfortable accommodations for guests or extended living. The layout is well-suited for a variety of uses, including short-term rental income, multi-generational living, or traditional residential occupancy.
The first floor includes a half bath, while the second floor offers a full bathroom and an additional bathroom with a stall shower. The updated kitchen is fully equipped with appliances and furnishings, all of which convey with the sale, creating a truly turnkey opportunity. The dining area flows seamlessly into the inviting living room, highlighted by a working fireplace with a newer insert. A spacious recreation room overlooking the yard adds valuable additional living space.
The front portion of the property was previously used as a dentist office and is currently utilized for storage, offering significant potential for future conversion to office space, studio use, or expanded living area with proper approvals.
Additional features include a full basement with washer and dryer included. Major updates within the past five years include furnace and central air, hot water tank, windows, exterior painting, garage door, and sump pump. The chimney has also been professionally repointed.
Ideally located just minutes from the University at Buffalo, shopping, dining, and major conveniences, this property offers a unique combination of size, condition, and income potential in a highly accessible Amherst location. A standout opportunity with strong short-term rental performance and long-term versatility.
Cross listed as a single family property under MLS #B1670468.
The main home features five bedrooms, including one conveniently located on the first floor. The second level offers a generously sized primary bedroom along with three additional bedrooms, providing comfortable accommodations for guests or extended living. The layout is well-suited for a variety of uses, including short-term rental income, multi-generational living, or traditional residential occupancy.
The first floor includes a half bath, while the second floor offers a full bathroom and an additional bathroom with a stall shower. The updated kitchen is fully equipped with appliances and furnishings, all of which convey with the sale, creating a truly turnkey opportunity. The dining area flows seamlessly into the inviting living room, highlighted by a working fireplace with a newer insert. A spacious recreation room overlooking the yard adds valuable additional living space.
The front portion of the property was previously used as a dentist office and is currently utilized for storage, offering significant potential for future conversion to office space, studio use, or expanded living area with proper approvals.
Additional features include a full basement with washer and dryer included. Major updates within the past five years include furnace and central air, hot water tank, windows, exterior painting, garage door, and sump pump. The chimney has also been professionally repointed.
Ideally located just minutes from the University at Buffalo, shopping, dining, and major conveniences, this property offers a unique combination of size, condition, and income potential in a highly accessible Amherst location. A standout opportunity with strong short-term rental performance and long-term versatility.
Cross listed as a single family property under MLS #B1670468.
Property Details
Price:
$399,000
MLS #:
B1670461
Status:
Pending
Beds:
5
Baths:
3
Type:
Multi Family
Subtype:
MultiFamily
Neighborhood:
amherst142289
Listed Date:
Apr 1, 2026
Finished Sq Ft:
2,676
Total Sq Ft:
2,676
Lot Size:
7,975 sqft / 0.18 acres (approx)
Year Built:
1950
Units:
3
See this Listing
Schools
School District:
Amherst
Middle School:
Amherst Middle
High School:
Amherst Central High
Interior
Appliances
Gas Water Heater
Bathrooms
2 Full Bathrooms, 1 Half Bathroom
Fireplaces Total
1
Flooring
Carpet, Ceramic Tile, Luxury Vinyl, Varies
Heating
Electric, Gas, Baseboard, Forced Air
Interior Features
Ceiling Fans, Storage, Natural Woodwork
Levels
Two
Exterior
Architectural Style
Triplex
Construction Materials
Composite Siding, Copper Plumbing, Pex Plumbing
Exterior Features
Fence, Patio, Private Yard, See Remarks
Fencing
Partial
Garage Spaces
1
Lot Features
Near Public Transit, Rectangular, Rectangular Lot
Parking Features
Concrete, Two Or More Spaces
Patio And Porch Features
Patio
Roof
Shingle
Security Features
Security System Owned
Stories
2
Window Features
Thermal Windows
Financial
Taxes
$7,113
Map
Community
- Address189 Niagara Falls Boulevard Amherst NY
- CityAmherst
- CountyErie
- Zip Code14226
Subdivisions in Amherst
- 6622-6636 Main Street Off
- Apollo Drive Pt 01
- Asher Crossing
- Asher Xing Twnhms Condo
- Audubon Heights
- Audubon Robin Rdg Pt I
- Audubon Terrace
- Audubon Terrace South
- Audubon Village
- AUTUMN CREEK APARTMENTS
- Banty Green 02 Condo
- Boardwalk Condos
- Brook Run Estate Pt 03
- Brook Run Estates
- Buffalo Crk Reservation
- Burroughs Association Ltd
- Castlebrooke Condo A
- Charlesgate Village
- Charlesgate Village Ph II
- Charter Oaks Condo
- Chestnut Rdg Village Cond
- Cloister Square Condo
- Coachlight/Amherst Condo
- Colonial Pines Condo
- Dana Heights Sub Pt 2
- Deer Run Estates
- Fairways Sub
- Forest Condo
- Forest Edge Ph 02 Pt 03
- Forest Stream Field
- Foxberry Village
- Foxberry Village Condo
- Foxberry Village Condo 2
- Foxberry Vlg Condo
- French Oaks Condo
- Georgian Lane-7
- Gesel Woods Sub
- Glen Oaks Condo
- Golden Gate Ph 04 Pt 01
- Golden Gate Sub Ph I
- Greythorne/Marrano Condo
- Hampton Hill Villas
- Hickory Hill Estates Cond
- Holland Land Co
- Holland Land Company Surv
- Holland Land Company’s S
- Holland Land Company’s Su
- Holland Land Companys
- Holland Land Companys Sur
- Holland Land Cos Surv
- Holland Land Surv
- Inverness Circle
- Kingsgate Village 5
- Kingsgate Village Pt 04
- Kingsmill Estates Pt 1
- Lake Tree Village Condo
- Lamplighter Condo
- Land Situate
- Lehn Spg Estates
- Longmeadow Village Pt I
- Miller’s Crossing
- Millers Crossing
- North Bailey Mdws
- Nottingham Village Condo
- Oakbrook
- Oakbrook Condominium
- Office Pk/Williamsville
- Park Edge Cottages
- Park Place Condo
- Park Place Condos
- Parks Edge Cottages
- Patio at Miller’s Crossin
- Patio at Millers Crossing
- Patio’s Miller’s Crossing
- Patios Miller’s Crossing
- Preserve/Muir Woods
- Quail Run Sub
- Ranch Trail Farms Sub
- Ransom Oaks
- Ransom Oaks Pt 01
- Regency Commons Condomini
- RENAISSANCE
- Sherwood Forest Ph 02
- Southwood Estates Condos
- STONEGATE
- Stonham Place Townhomes
- Sunset Estates Pt I
- The Village Green
- Thornwood Estates
- Town/Amherst
- University Ter
- Village Walk Apts
- Wellington North Ph 02
- West Amherst Office Park
- Westgate
- Williamsville Towers Cond
- Willows North Pt 07
- WINDSONG PLACE
- Windstone Condo Buiding 2
- Woodgate Village
- Woodpointe Run Condo
- Woodstream Farms Pt 1
Market Summary
Current real estate data for Multi Family in Amherst as of Jul 17, 2026
14
Multi Family Listed
78
Avg DOM
179
Avg $ / SqFt
$469,386
Avg List Price
Property Summary
- 189 Niagara Falls Boulevard Amherst NY is a Multi Family for sale in Amherst, NY, 14226. It is listed for $399,000
Similar Listings Nearby
Courtesy of eXp Realty. Disclaimer: All data relating to real estate for sale on this page comes from the Broker Reciprocity (BR) of the New York State Alliance of MLSs. Detailed information about real estate listings held by brokerage firms other than Michael Paduano include the name of the listing broker. Neither the listing company nor Michael Paduano shall be responsible for any typographical errors, misinformation, misprints and shall be held totally harmless. The Broker providing this data believes it to be correct, but advises interested parties to confirm any item before relying on it in a purchase decision. Copyright 2026. New York State Alliance of MLSs. All rights reserved. 189 Niagara Falls Boulevard
Amherst, NY
Discover a rare and versatile opportunity in the heart of Amherst at 189 Niagara Falls Blvd. Classified as a triplex per tax records, this property is currently utilized as a spacious single-family home and successful Airbnb, offering exceptional flexibility for owner-occupants, investors, or those seeking a multi-use property.
The main home features five bedrooms, including one conveniently located on the first floor. The second level offers a generously sized primary bedroom along with three additional bedrooms, providing comfortable accommodations for guests or extended living. The layout is well-suited for a variety of uses, including short-term rental income, multi-generational living, or traditional residential occupancy.
The first floor includes a half bath, while the second floor offers a full bathroom and an additional bathroom with a stall shower. The updated kitchen is fully equipped with appliances and furnishings, all of which convey with the sale, creating a truly turnkey opportunity. The dining area flows seamlessly into the inviting living room, highlighted by a working fireplace with a newer insert. A spacious recreation room overlooking the yard adds valuable additional living space.
The front portion of the property was previously used as a dentist office and is currently utilized for storage, offering significant potential for future conversion to office space, studio use, or expanded living area with proper approvals.
Additional features include a full basement with washer and dryer included. Major updates within the past five years include furnace and central air, hot water tank, windows, exterior painting, garage door, and sump pump. The chimney has also been professionally repointed.
Ideally located just minutes from the University at Buffalo, shopping, dining, and major conveniences, this property offers a unique combination of size, condition, and income potential in a highly accessible Amherst location. A standout opportunity with strong short-term rental performance and long-term versatility.
Cross listed as a single family property under MLS #B1670468.
The main home features five bedrooms, including one conveniently located on the first floor. The second level offers a generously sized primary bedroom along with three additional bedrooms, providing comfortable accommodations for guests or extended living. The layout is well-suited for a variety of uses, including short-term rental income, multi-generational living, or traditional residential occupancy.
The first floor includes a half bath, while the second floor offers a full bathroom and an additional bathroom with a stall shower. The updated kitchen is fully equipped with appliances and furnishings, all of which convey with the sale, creating a truly turnkey opportunity. The dining area flows seamlessly into the inviting living room, highlighted by a working fireplace with a newer insert. A spacious recreation room overlooking the yard adds valuable additional living space.
The front portion of the property was previously used as a dentist office and is currently utilized for storage, offering significant potential for future conversion to office space, studio use, or expanded living area with proper approvals.
Additional features include a full basement with washer and dryer included. Major updates within the past five years include furnace and central air, hot water tank, windows, exterior painting, garage door, and sump pump. The chimney has also been professionally repointed.
Ideally located just minutes from the University at Buffalo, shopping, dining, and major conveniences, this property offers a unique combination of size, condition, and income potential in a highly accessible Amherst location. A standout opportunity with strong short-term rental performance and long-term versatility.
Cross listed as a single family property under MLS #B1670468.
Property Details
Price:
$399,000
MLS #:
B1670468
Status:
Pending
Beds:
5
Baths:
3
Type:
Single Family
Subtype:
MultiFamily
Neighborhood:
amherst142289
Listed Date:
Apr 1, 2026
Finished Sq Ft:
2,676
Total Sq Ft:
2,676
Lot Size:
7,975 sqft / 0.18 acres (approx)
Year Built:
1950
See this Listing
Schools
School District:
Amherst
Middle School:
Amherst Middle
High School:
Amherst Central High
Interior
Appliances
Gas Water Heater
Bathrooms
2 Full Bathrooms, 1 Half Bathroom
Fireplaces Total
1
Flooring
Carpet, Ceramic Tile, Luxury Vinyl, Varies
Heating
Electric, Gas, Baseboard, Forced Air
Interior Features
Ceiling Fans, Storage, Natural Woodwork
Levels
Two
Exterior
Architectural Style
Triplex
Construction Materials
Composite Siding, Copper Plumbing, Pex Plumbing
Exterior Features
Fence, Patio, Private Yard, See Remarks
Fencing
Partial
Garage Spaces
1
Lot Features
Near Public Transit, Rectangular, Rectangular Lot
Parking Features
Concrete, Two Or More Spaces
Patio And Porch Features
Patio
Roof
Shingle
Security Features
Security System Owned
Stories
2
Window Features
Thermal Windows
Financial
Taxes
$7,113
Map
Community
- Address189 Niagara Falls Boulevard Amherst NY
- CityAmherst
- CountyErie
- Zip Code14226
Subdivisions in Amherst
- 6622-6636 Main Street Off
- Apollo Drive Pt 01
- Asher Crossing
- Asher Xing Twnhms Condo
- Audubon Heights
- Audubon Robin Rdg Pt I
- Audubon Terrace
- Audubon Terrace South
- Audubon Village
- AUTUMN CREEK APARTMENTS
- Banty Green 02 Condo
- Boardwalk Condos
- Brook Run Estate Pt 03
- Brook Run Estates
- Buffalo Crk Reservation
- Burroughs Association Ltd
- Castlebrooke Condo A
- Charlesgate Village
- Charlesgate Village Ph II
- Charter Oaks Condo
- Chestnut Rdg Village Cond
- Cloister Square Condo
- Coachlight/Amherst Condo
- Colonial Pines Condo
- Dana Heights Sub Pt 2
- Deer Run Estates
- Fairways Sub
- Forest Condo
- Forest Edge Ph 02 Pt 03
- Forest Stream Field
- Foxberry Village
- Foxberry Village Condo
- Foxberry Village Condo 2
- Foxberry Vlg Condo
- French Oaks Condo
- Georgian Lane-7
- Gesel Woods Sub
- Glen Oaks Condo
- Golden Gate Ph 04 Pt 01
- Golden Gate Sub Ph I
- Greythorne/Marrano Condo
- Hampton Hill Villas
- Hickory Hill Estates Cond
- Holland Land Co
- Holland Land Company Surv
- Holland Land Company’s S
- Holland Land Company’s Su
- Holland Land Companys
- Holland Land Companys Sur
- Holland Land Cos Surv
- Holland Land Surv
- Inverness Circle
- Kingsgate Village 5
- Kingsgate Village Pt 04
- Kingsmill Estates Pt 1
- Lake Tree Village Condo
- Lamplighter Condo
- Land Situate
- Lehn Spg Estates
- Longmeadow Village Pt I
- Miller’s Crossing
- Millers Crossing
- North Bailey Mdws
- Nottingham Village Condo
- Oakbrook
- Oakbrook Condominium
- Office Pk/Williamsville
- Park Edge Cottages
- Park Place Condo
- Park Place Condos
- Parks Edge Cottages
- Patio at Miller’s Crossin
- Patio at Millers Crossing
- Patio’s Miller’s Crossing
- Patios Miller’s Crossing
- Preserve/Muir Woods
- Quail Run Sub
- Ranch Trail Farms Sub
- Ransom Oaks
- Ransom Oaks Pt 01
- Regency Commons Condomini
- RENAISSANCE
- Sherwood Forest Ph 02
- Southwood Estates Condos
- STONEGATE
- Stonham Place Townhomes
- Sunset Estates Pt I
- The Village Green
- Thornwood Estates
- Town/Amherst
- University Ter
- Village Walk Apts
- Wellington North Ph 02
- West Amherst Office Park
- Westgate
- Williamsville Towers Cond
- Willows North Pt 07
- WINDSONG PLACE
- Windstone Condo Buiding 2
- Woodgate Village
- Woodpointe Run Condo
- Woodstream Farms Pt 1
Market Summary
Current real estate data for Single Family in Amherst as of Jul 17, 2026
14
Single Family Listed
78
Avg DOM
179
Avg $ / SqFt
$469,386
Avg List Price
Property Summary
- 189 Niagara Falls Boulevard Amherst NY is a Single Family for sale in Amherst, NY, 14226. It is listed for $399,000 and features 5 beds, 3 baths, and has approximately 2,676 square feet of living space, and was originally constructed in 1950. The current price per square foot is $149. The average price per square foot for Single Family listings in Amherst is $179. The average listing price for Single Family in Amherst is $469,386.
