189 Niagara Falls Boulevard, Amherst, NY 14226

• 5 beds |
• 3 baths |
• 2,676 sqft

Property Description

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.

Listing Status:

Active

Date Added:

November 19, 2025 at 06:00AM

Listing Office:

eXp Realty : 888-276-0630

Listing Agent:

Rachele Sutherland : 716-946-6969

MLS ID:

B1649930

Interior

• General: Ceiling Fan(s)StorageNatural Woodwork
• Appliances: Gas Water Heater
• Basement: FullSump Pump
• Flooring: CarpetCeramic TileLuxury VinylVaries
• Heating: ElectricGasBaseboardForced Air
• Fireplace: FireplaceFireplaces: 1

Exterior

• General: FencePatioPrivate YardSee Remarks
• Style: Triplex
• Parking: ConcreteTwo or More Spaces

Construction

• Roofing: Shingle
• Windows: Thermal Windows
• General: Composite SidingCopper PlumbingPEX Plumbing2

Location

• Road/Access: Main Thoroughfare
• Originating MLS: NYS_B
• School District: Amherst
• County: Erie

Lot

• Zoning: 142289-079-310-0003-029-000
• Fencing: Partial

Utilities

• Utilities: Electricity ConnectedHigh Speed Internet AvailableSewer ConnectedWater ConnectedCircuit Breakers
• Water: ConnectedPublic
• Sewer: Connected

Financial

• Source: NYS_B

This listing courtesy of Rachele Sutherland, eXp Realty