Estimated payment $2,968/month
Discover an exceptional opportunity in the heart of Amherst at 189 Niagara Falls Blvd. According to tax records this property is classified as a triplex, but it is currently being used as a spacious single-family residence & successful Airbnb, offering incredible flexibility for an owner-occupant, investor, or those seeking a multi-use property. The front section of the home was previously a functioning dentist office and is now utilized as storage, presenting tremendous potential for future conversion, studio space, office use, or expansion (with proper approvals). The main home features 5 bedrooms, including one conveniently located on the first floor. The second level offers a generous primary suite large enough for a king-size bed, along with three additional bedrooms thoughtfully arranged for comfort and versatility. One upstairs bedroom includes a single and bunk beds, the third offers a single bed, and the fourth includes two single beds, creating ample sleeping arrangements for guests or extended family. The first floor includes a half bath, while the second floor offers a full bathroom plus an additional bathroom with a stall shower. The beautifully updated kitchen includes all appliances and furnishings, all of which convey with the sale, making this a truly turnkey opportunity. The dining area flows seamlessly into the inviting living room featuring a working fireplace with a newer insert, perfect for cozy evenings. A spacious recreation room overlooking the yard provides excellent bonus living space. The home also includes a full basement with washer and dryer, both staying. Significant updates within the past five years include furnace and A/C, hot water tank, new windows, exterior painting, garage door, and sump pump. The chimney has been professionally repointed, ensuring long-term peace of mind. Located minutes from the University at Buffalo, shops, dining, and major conveniences, this property combines size, condition, and adaptability in one of Amherst’s most accessible locations. A truly unique offering with strong short-term rental performance and endless potential. Cross listed as a single family B1651683.
| Year | Tax Paid | Tax Assessment Tax Assessment Total Assessment is a certain percentage of the fair market value that is determined by local assessors to be the total taxable value of land and additions on the property. | Land | Improvement |
|---|---|---|---|---|
| 2024 | $7,020 | $316,000 | $48,000 | $268,000 |
| 2023 | $3,112 | $78,300 | $20,800 | $57,500 |
| 2022 | $2,619 | $72,500 | $20,800 | $51,700 |
| 2021 | $2,616 | $72,500 | $20,800 | $51,700 |
| 2020 | $2,539 | $72,500 | $20,800 | $51,700 |
| 2019 | $2,495 | $72,500 | $20,800 | $51,700 |
| 2018 | $2,442 | $72,500 | $20,800 | $51,700 |
| 2017 | $1,149 | $72,500 | $20,800 | $51,700 |
| 2016 | $3,131 | $85,000 | $16,000 | $69,000 |
| 2015 | -- | $85,000 | $16,000 | $69,000 |
| 2014 | -- | $85,000 | $16,000 | $69,000 |
| Date | Event | Price | List to Sale | Price per Sq Ft |
|---|---|---|---|---|
| 11/19/2025 11/19/25 | For Sale | $450,000 | -- | $168 / Sq Ft |
| Date | Type | Sale Price | Title Company |
|---|---|---|---|
| Quit Claim Deed | -- | None Available | |
| Deed | $145,000 | Stewart Title | |
| Deed | -- | None Available | |
| Deed | $2,700 | -- |
| Date | Status | Loan Amount | Loan Type |
|---|---|---|---|
| Previous Owner | $187,780 | Commercial |
Rachele Sutherland is an Associate Real Estate Broker & Head of the Bridges Team. Since 2023; Rachele is in the top 1% of all realtors.
She is centrally located on beautiful Grand Island NY. Her hobbies include tennis, wine tasting, swimming and boating. Rachele has been investing in real estate for over 17 years. She bought her first rental property at age 22 & continues to build her investment portfolio. Rachele specializes in residential & investment properties in the Western New York
$450,000
Discover an exceptional opportunity in the heart of Amherst at 189 Niagara Falls Blvd. According to tax recordsthis property is classified as a triplex, but it is currently being used as a spacious single-family residence &successful Airbnb, offering incredible flexibility for an owner-occupant, investor, or those seeking a multi-useproperty. The front section of the home was
Rachele Sutherland eXp Realty
$795,000 Pending
Welcome to this one-of-a-kind custom 2024 built ranch on a quiet dead-end street overlooking a peaceful pond. Built with precision and intention, this 2,500 sq ft single-level home blends timeless design with modern function. Ten-foot ceilings in the main living area and nine-foot ceilings in each bedroom create an airy sense of space throughout. The open-concept kitchen anchors the home with an
Rachele Sutherland eXp Realty
$16,000
Fantastic opportunity to build in the City of Niagara Falls! This 52 x 120 ft corner residential lot offers a spacious footprint for a new home, duplex, or investment property—subject to city approval. The parcel is level and mostly cleared, surrounded by mature trees and established homes, with city water, sewer, gas, and electric available at the street. Corner positioning provides added
Rachele Sutherland eXp Realty
$100,000 Pending
Welcome to 4237 Mohawk Parkway, a spacious and inviting home located in the sought-after Tuscarora Village community of Niagara Falls. This three-bedroom, two-bath mobile home has been thoughtfully maintained and updated, offering both comfort and value with a monthly lot rent of just $694. Inside, you’ll find a generous open layout designed for modern living. The large living room serves as the
Rachele Sutherland eXp Realty
$14,000
Build your next investment or dream home at 1164 Garden Avenue! This residential lot offers a great opportunity in an established Niagara Falls neighborhood. The property sits on a quiet corner lot with sidewalks, mature trees, and utilities available at the street. With approximately 58 feet of frontage and 95 feet of depth zoned R3-B (per public record and buyer to verify). The lot’s convenient
Rachele Sutherland eXp Realty
$258,000 Sold Jul 11, 2025
Welcome to 24 Leonore Road in Amherst, NY, located within the sought-after Sweet Home School District. This well-maintained 2-bedroom, 2 full bathroom home offers a flexible layout and numerous recent updates, making it move-in ready and full of value.The first floor features new luxury vinyl plank flooring and fresh interior paint throughout, creating a clean, modern feel. The updated kitchen is
Rachele Sutherland eXp Realty
$207,500 Sold Oct 07, 2025
Step into urban sophistication at 2917 Main Street, Unit 113, a stunning 2-bedroom, 1-bath condo in Buffalo’s iconic Bethune Lofts. Perfectly positioned just off Hertel Avenue, this 776 sq. ft. first-floor unit blends historic industrial architecture with contemporary finishes, creating a space that’s both stylish and functional. From the moment you walk in, soaring 10+ foot ceilings, exposed
Rachele Sutherland eXp Realty
$295,000 Sold Oct 23, 2025
Welcome to 172 Stillwell Avenue, a charming and well-cared for home located in the heart of the Village of Kenmore, perfectly positioned between Delaware Road and Colvin Boulevard. This spacious 3 bedroom, 1.5 bath residence offers timeless character, a functional layout, and a long list of updates that make it truly move-in ready. Step inside and be greeted by beautiful hardwood floors, warm
Rachele Sutherland eXp Realty
$276,000 Sold Jun 10, 2025
Welcome to 127 E Hazeltine, a delightful 3-bedroom, 1-bathroom home nestled in the heart of the Village of Kenmore! This charming home perfectly blends classic character with modern updates, offering a cozy and inviting space both inside and out.Step onto the large, covered front porch, the perfect spot to relax and enjoy the neighborhood. Inside, you're welcomed into a warm and inviting
Rachele Sutherland eXp Realty
Source: Western New York Real Estate Information Services (WNYREIS)
MLS Number: B1649930
APN: 142289-079-310-0003-029-000
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
The data relating to real estate on this web site comes in part from the Internet Data Exchange (IDX) Program of the CNYIS, UNYREIS and WNYREIS. Real estate listings held by firms other than Homes.com, LLC are marked with the IDX logo and include the Listing Broker’s Firm Name.
Disclaimer: All information deemed reliable but not guaranteed and should be independently verified. All properties
are subject to prior sale, change or withdrawal. Neither the listing broker(s) nor Homes.com, LLC shall be responsible for any typographical errors, misinformation, misprints, and shall be held totally harmless.
© 2025 CNYIS, UNYREIS, WNYREIS. All rights reserved.