189 Niagara Falls Boulevard, Amherst, NY 14226

• 5 beds |
• 3 baths |
• 2,676 sqft

Property Description

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.

Listing Status:

Active

Date Added:

April 1, 2026

Data Last Updated:

April 5, 2026 at 2:16AM

Listing Office:

eXp Realty : 888-276-0630

Listing Agent:

Rachele Sutherland : 716-946-6969

MLS ID:

B1670461

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
• Other Structures: Patio
• Parking: ConcreteTwo or More Spaces

Construction

• Roofing: Shingle
• Windows: Thermal Windows
• General: Composite SidingCopper PlumbingPEX Plumbing2Block

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