225 Niagara Falls Boulevard
Amherst, NY 14226
Map
- 5 beds
- 3 baths
- 2,480 sqft
- 8,512 sqft lot
- $100 per sqft
- 1947 build
- – on site
Don't miss this incredible opportunity to own a spacious and well-maintained duplex in the Amherst Central School District, just minutes from the University at Buffalo. Whether you're an investor, owner-occupant, or multi-generational household, this property offers the flexibility to fit a wide range of needs. The main unit features 4 generously sized bedrooms and 2 full bathrooms. The second unit featuring a separate entrance is a 1-bedroom, 1-bath apartment, offering excellent potential as a rental, guest suite, or private in-law setup. All appliances included in both units, including washer and dryer. The tankless hot water heater provides energy efficiency and the whole-house generator for uninterrupted comfort. The detached 2-car garage plus ample off-street parking gives plenty of space for both units. Close proximity to public transportation, shopping, schools, and major highways for all your day-to-day needs. This property is perfect for owner-occupants looking to offset mortgage costs with rental income, multi-generational households needing flexible yet private living arrangements, investors seeking strong rental potential in a high-demand area or buyers interested in converting the property into a spacious single-family home. With its unbeatable location and versatile layout, this home offers both immediate usability and long-term value. Opportunities like this don’t last long! Also listed as a single family under MLS# B1616960. Seller reserves the right to set an offer deadline. All offers are now due by Wednesday, July 2nd at 2 pm.
Last checked:
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Last updated Jul 3, 2025
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MLS# B1614317 —
This property is listed in more than one place. See it here.
The Building
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Year Built:1947
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Year Built Details:Existing
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Construction Materials:Brick,VinylSiding,CopperPlumbing,PexPlumbing
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Architectural Style:Duplex
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Structure Type:Duplex
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Roof:Architectural,Shingle
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Basement:Partial,SumpPump
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Basement:true
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Foundation Details:Poured
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Exterior Features:FullyFenced
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Window Features:Drapes
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Building Area Total:2480.0
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Building Area Source:PublicRecords
Interior
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Interior Features:CeilingFans,WindowTreatments,ProgrammableThermostat
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Flooring:Carpet,Hardwood,LuxuryVinyl,Varies,Vinyl
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Fireplace:true
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Fireplaces Total:1
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Stories Total:1
Room Dimensions
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Living Area:2,480 Sqft
Financial & Terms
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Rent Includes:Water
Location
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Directions:Kenmore to Niagara Falls Blvd
The Property
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Property Type:Residential
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Property Subtype:Duplex
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Property Subtype Additional:Duplex
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Property Condition:Resale
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Parcel Number:142289-079-310-0003-035-000
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Lot Features:NearPublicTransit,Rectangular,RectangularLot
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Lot Size Dimensions:64X133
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Lot Size Acres:0.1954
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Lot Size SqFt:8512.0
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Lot Size Area:0.1954
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Lot Size Units:Acres
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Waterfront:false
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Fencing:Full
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Road Frontage Type:MainThoroughfare
Listing Agent
- Contact info:
- Agent phone:
- (716) 712-7344
- Office phone:
- (716) 633-5350
Taxes
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Tax Lot:35
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Tax Annual Amount:6810.0
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Tax Assessed Value:295000
Beds
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Bedrooms Total:5
Baths
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Total Baths:3
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Full Baths:3
The Listing
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Virtual Tour URL Branded:https://client.marketing.imprev.net/i/225NiagaraFallsBoulevard/204801/B1614317/1297/html/virtualtour/listing/branded/
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Virtual Tour URL Unbranded:https://idx.imprev.net/i/225NiagaraFallsBoulevard/204801/B1614317/1297/html/virtualtour/listing/idx/
Heating & Cooling
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Heating:Gas,ForcedAir
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Heating:true
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Cooling:CentralAir,WallUnits
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Cooling:true
Utilities
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Utilities:ElectricityConnected,HighSpeedInternetAvailable,SewerConnected,WaterConnected
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Electric:CircuitBreakers
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Sewer:Connected
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Water Source:Connected,Public
Appliances
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Appliances:GasWaterHeater
Schools
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Elementary School:Windermere Blvd
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Elementary School District:Amherst
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Middle Or Junior School:Amherst Middle
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Middle Or Junior School District:Amherst
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High School:Amherst Central High
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High School District:Amherst
The Community
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Senior Community:false
Parking
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Garage:true
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Garage Spaces:2.5
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Parking Features:Common,Paved,ParkingAvailable,TwoOrMoreSpaces,GarageDoorOpener
Walk Score®
Provided by WalkScore® Inc.
Walk Score is the most well-known measure of walkability for any address. It is based on the distance to a variety of nearby services and pedestrian friendliness. Walk Scores range from 0 (Car-Dependent) to 100 (Walker’s Paradise).
Bike Score®
Provided by WalkScore® Inc.
Bike Score evaluates a location's bikeability. It is calculated by measuring bike infrastructure, hills, destinations and road connectivity, and the number of bike commuters. Bike Scores range from 0 (Somewhat Bikeable) to 100 (Biker’s Paradise).
Soundscore™
Provided by HowLoud
Soundscore is an overall score that accounts for traffic, airport activity, and local sources. A Soundscore rating is a number between 50 (very loud) and 100 (very quiet).
Sale history
| Date | Event | Source | Price | % Change |
|---|---|---|---|---|
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7/3/25
Jul 3, 2025
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Pending | NYSAMLS | $250,000 | |
|
6/26/25
Jun 26, 2025
|
Listed / Active | NYSAMLS | $250,000 |
