270 N French Road
Amherst, NY 14228
Map
- 2 beds
- 2 baths
- 1,731 sqft
- ~1/2 acre lot
- $202 per sqft
- 1981 build
- – on site
Meticulously maintained and thoughtfully cared for, this sprawling 2 bed 1.5 bath ranch is nestled on a peaceful half-acre lot in the Sweet Home School District. From the moment you arrive, the long driveway leads you to an attached one-car garage and a charming covered front porch, setting the tone for the welcoming atmosphere throughout. Inside, a tiled entryway opens to a spacious closet and a convenient first-floor half bath, which could easily be converted into a laundry room or full bath if desired. The bright living area or morning room, just off the kitchen, offers natural light and access through sliding glass doors to a partially fenced yard—perfect for pets or little ones. The kitchen includes all appliances, features tiled flooring, and provides a cozy eat-in area ideal for casual meals. Down the hallway are two generously sized bedrooms with hardwood floors and ample closet space. The expansive family and dining room, also finished in hardwood, offer flexible space and could easily be transformed into a third bedroom if needed. The main floor full bathroom features both a walk-in shower and a soaking tub, offering convenience and comfort. A finished basement adds valuable living space with a recreation area, BONUS 2nd full bathroom and BONUS 3rd bedroom, perfect for guests or entertaining. The basement also includes a laundry and storage area, complete with a washer and dryer. Several key updates including a new sump pump (2025), permanent natural gas generator (2011), hot water tank (2020), furnace (2022), and central air conditioning (2015). The home also boasts a full tear-off roof replacement completed in (2017), a shed built the same year, and a newer garage door opener from (2020). This property offers incredible potential and flexibility to meet a variety of needs. Offers will be reviewed on 7/15/2025; please submit by 10 AM.
Last checked:
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Last updated Jul 8, 2025
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MLS# B1617020 —
The Building
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Year Built:1981
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Year Built Details:Existing
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Construction Materials:Brick
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Architectural Style:Ranch
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Roof:Asphalt
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Basement:Full,Finished,SumpPump
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Basement:true
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Foundation Details:Poured
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Exterior Features:BlacktopDriveway,Patio
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Door Features:SlidingDoors
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Patio And Porch Features:Open,Patio,Porch
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Levels:One
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Building Area Total:1731.0
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Building Area Source:PublicRecords
Interior
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Rooms Total:7
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Interior Features:CeilingFans,SeparateFormalDiningRoom,EntranceFoyer,EatInKitchen,SeparateFormalLivingRoom,SlidingGlassDoors,NaturalWoodwork,BedroomOnMainLevel
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Flooring:CeramicTile,Hardwood,Tile,Varies,Vinyl
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Fireplace:false
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Laundry Features:InBasement
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Stories:1
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Stories Total:1
Room Dimensions
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Living Area:1,731 Sqft
Location
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Directions:Use your favorite GPS App.
The Property
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Property Type:Residential
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Property Subtype:SingleFamilyResidence
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Property Condition:Resale
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Parcel Number:142289-026-190-0001-006-300
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Lot Features:Rectangular,RectangularLot
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Lot Size Dimensions:90X274
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Lot Size Acres:0.5677
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Lot Size SqFt:24728.0
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Lot Size Area:0.5677
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Lot Size Units:Acres
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Waterfront:false
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Other Structures:Sheds,Storage
Listing Agent
- Contact info:
- Agent phone:
- (716) 462-9233
- Office phone:
- (716) 650-4915
Taxes
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Tax Lot:6
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Tax Annual Amount:6006.0
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Tax Assessed Value:308000
Beds
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Bedrooms Total:2
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Main Level Bedrooms:2
Baths
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Total Baths:2
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Full Baths:1
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Half Baths:1
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Main Level Baths:2
Heating & Cooling
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Heating:Gas,ForcedAir
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Heating:true
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Cooling:CentralAir
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Cooling:true
Utilities
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Utilities: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:GasOven,GasRange,GasWaterHeater,Microwave,Refrigerator
Schools
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Elementary School District:Sweet Home
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Middle Or Junior School:Sweet Home Middle
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Middle Or Junior School District:Sweet Home
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High School:Sweet Home Senior High
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High School District:Sweet Home
The Community
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Senior Community:false
Parking
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Garage:true
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Garage Spaces:1.0
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Attached Garage:true
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Parking Features:Attached,Garage,GarageDoorOpener
Monthly cost estimate
Asking price
$349,999
| Expense | Monthly cost |
|---|---|
|
Mortgage
This calculator is intended for planning and education purposes only. It relies on assumptions and information provided by you regarding your goals, expectations and financial situation, and should not be used as your sole source of information. The output of the tool is not a loan offer or solicitation, nor is it financial or legal advice. |
$1,874
|
| Taxes | $500 |
| Insurance | $96 |
| Utilities | $153 See report |
| Total | $2,623/mo.* |
| *This is an estimate |
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).
Air Pollution Index
Provided by ClearlyEnergy
The air pollution index is calculated by county or urban area using the past three years data. The index ranks the county or urban area on a scale of 0 (best) - 100 (worst) across the United Sates.
Sale history
| Date | Event | Source | Price | % Change |
|---|---|---|---|---|
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7/7/25
Jul 7, 2025
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Listed / Active | NYSAMLS | $349,999 |
63% of nearby similar homes sold for over asking price
Similar homes that sold in bidding wars went $26k above asking price on average, but some went as high as $120k over asking price.
