Sold
Last Sold Price
5 beds2,792 sqft$142/sqft
540 Longmeadow Rd, Amherst, NY 14226
Multi FamilyProperty Type
10,000 sq ftLot Size
1920Year Built
$142/sq ftPrice per sq ft
2 carsParking Spaces

Description

Incredible opportunity to own a 4-unit property in Amherst with 2,792 sqft as professionally measured! The main building features 3 well-maintained units, each with separate kitchens, bathrooms, and living spaces. In addition, a spacious 1-bedroom apartment sits above the detached garage with separate utilities. Tenants enjoy off-street parking, access to a full basement with laundry hookups, and a large lot with huge enclosed back yard and fire pit. Located near UB, shopping, restaurants, and major...Incredible opportunity to own a 4-unit property in Amherst with 2,792 sqft as professionally measured! The main building features 3 well-maintained units, each with separate kitchens, bathrooms, and living spaces. In addition, a spacious 1-bedroom apartment sits above the detached garage with separate utilities. Tenants enjoy off-street parking, access to a full basement with laundry hookups, and a large lot with huge enclosed back yard and fire pit. Located near UB, shopping, restaurants, and major highways making it ideal for tenants and investors alike. One of the four units is currently vacant—perfect for an owner-occupant or to rent out for additional income. Don't miss your chance to add this versatile and income-producing property to your portfolio!
  • Listed by: James Wangelin 888.276.0630 james@jameswangelin.com • eXp Realty
  • Listed by: Marcy Dexheimer Wangelin 888.276.0630 marcydexrealtor@gmail.com • eXp Realty
Listing closed: 10/29/2025 12:00 AM • Source: WNYREIS, MLS#: B1622671

Recent comparable sales

Median sold price

$450,000

Avg days on market

44

Sale-to-list ratio

102.7%

Amherst, NY

9 comparable properties found

$396,500 | 15 Thomas Jefferson Lane, Amherst, NY 14226
1/2
1

$396,500

Sold 05/01/26

5
Bedrooms
2,868
Square Feet
0.29
Acres
$480,000 | 3710 Main Road, Amherst, NY 14226
1/2
2

$480,000

Sold 06/26/26

5
Bedrooms
2,813
Square Feet
0.31
Acres
$450,000 | 288 West Maplemere Road, Amherst, NY 14221
1/2
3

$450,000

Sold 01/15/26

5
Bedrooms
2,619
Square Feet
0.29
Acres
$425,000 | 165 Carmen Road, Amherst, NY 14226
1/2
4

$425,000

Sold 11/20/24

5
Bedrooms
2,148
Square Feet
0.16
Acres
$500,000 | 299 Hedstrom Drive, Amherst, NY 14226
1/2
5

$500,000

Sold 07/30/26

5
Bedrooms
2,526
Square Feet
0.24
Acres
$460,000 | 230 South Forest Road, Amherst, NY 14221
1/2
6

$460,000

Sold 12/18/25

5
Bedrooms
3,306
Square Feet
0.92
Acres
$360,000 | 225 Niagara Falls Boulevard, Amherst, NY 14226
1/2
7

$360,000

Sold 08/12/25

5
Bedrooms
2,480
Square Feet
0.20
Acres
$390,000 | 19 Coolidge Drive, Amherst, NY 14226
1/2
8

$390,000

Sold 05/07/25

9
Bedrooms
2,370
Square Feet
0.13
Acres
9

$755,000

Sold 08/19/25

5
Bedrooms
4
Bathrooms
3,304
Square Feet
0.36
Acres

Location

Listing Courtesy of eXp Realty

Sold By HUNT Real Estate Corporation

Add your commute

Payment Calculator

$2,871 per month

30 year fixed, 6.55% Interest

Principal and Interest

$2,013

Property Taxes

$858

HOA Dues

$0

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Property Information for 540 Longmeadow Road

Property Details
  • Taxes: $10,299 / year
  • MLS Type: Residential / Residential
  • County: Erie County
  • On Waterfront: No
  • Parking Description: Garage, Parking Available
  • Nearest Cross Street: Westfield Rd N
Building Information
  • Stories: 2
  • Residences: 4
  • Year Built: 1920
  • Lot Size: 0.23 AC / 10,000 SF
Summary
Location and General Information
  • Elementary School District: Amherst
  • High School District: Amherst
  • Middle Or Junior School District: Amherst
  • Village: Not Applicable
  • Human YN: No
Parking
  • Garage Spaces per Apt: 2.50
  • Garage YN: Yes
Taxes and HOA Information
  • Area NYSWIS Code: Amherst-142289
  • Tax Annual Amount: $10,299.00
Property
Lot Information
  • Building Area Source: See Remarks
  • Building Area Total: 2792.0
  • Land Features: Corner Lot, Rectangular, Rectangular Lot, Residential Lot
  • Num Of Acres: 0.2296
  • Lot Size Area: 0.2296
  • Lot Size Square Feet: 10000.0
  • Lot Size Units: Acres
  • Parcel Number: 142289-067-160-0001-024-000
  • Road Frontage: City Street
  • Lot Number: 24
Property and Assessments
  • Property Condition: Resale
  • Senior Community YN: No
  • Assessed Value: $415,000
  • Year Built: 1920
  • Year Built Description: Existing
Utilities
  • Num Of Electric Meters: 4
  • Num Of Gas Meters: 2
  • Sewer Description: Connected
  • Utilities Available: Sewer Connected, Water Connected
  • Water Supply: Connected, Public
Interior and Exterior Features
Exterior Features
  • Construction Materials: Vinyl Siding
Interior Features
  • Appliances: Gas Water Heater
  • Basement Description: Full
  • Basement YN: Yes
  • Num Of Possible Bedrooms: 5
  • Num Fireplaces Total Calculated: 0
  • Fireplace YN: No
  • Floor Description: Carpet, Hardwood, Luxury Vinyl, Varies
  • Heating: Gas, Baseboard
  • Heating YN: Yes
  • Levels: Two
  • Sq Ft Total: 2792.0
  • Main Level Bathrooms: 0
Multi Family
Multi-Family Information
  • Number Of Units In Community: 4
  • Number Of Units Total: 4
  • Operating Expense Includes: Water Sewer
  • Stories: 2
  • Stories Total: 2
Unit 1
  • Unit Type Actual Rent: $925.00
  • Unit Type Baths Total: 1
  • Unit Type Beds Total: 2
  • Features: ,Dining Area With Kitchen
  • Unit Type Total Rent: $925.00
  • Unit Type Num Full Baths: 1
  • Unit Type Num Half Baths: 0
  • Unit Type Actual Rent Range: 925
Unit 2
  • Unit Type Actual Rent: $.00
  • Unit Type Baths Total: 1
  • Unit Type Beds Total: 2
  • Features: ,Formal Dining Room,Living Room,Porch
  • Unit Type Total Rent: $.00
  • Unit Type Num Full Baths: 1
  • Unit Type Num Half Baths: 0
  • Unit Type Actual Rent Range: 0
Unit 3
  • Unit Type Actual Rent: $825.00
  • Unit Type Baths Total: 1
  • Unit Type Beds Total: 1
  • Features: ,Eat-In Kitchen
  • Unit Type Total Rent: $825.00
  • Unit Type Num Full Baths: 1
  • Unit Type Num Half Baths: 0
  • Unit Type Actual Rent Range: 825
Unit 4
  • Unit Type Actual Rent: $750.00
  • Unit Type Baths Total: 1
  • Unit Type Beds Total: 0
  • Features: ,Dining Area With Living Room
  • Unit Type Total Rent: $750.00
  • Unit Type Num Full Baths: 1
  • Unit Type Num Half Baths: 0
  • Unit Type Actual Rent Range: 750
Rental
Rental Information
  • Rent Includes: Water

Property History for 540 Longmeadow Road

DateEvent & SourcePriceAppreciation
Oct 29, 2025

Sold

New York State Alliance of MLSs (Buffalo) #B1622671

$396,000
Oct 29, 2025

Sold

WNYREIS #B1622671

$396,000
Oct 24, 2025

Sold (Public Record)

Public Record #1921685852

$396,000

+14.5% / yr

DateEvent & SourcePrice
10/29/2025

Sold

New York State Alliance of MLSs (Buffalo) #B1622671

$396,000
10/29/2025

Sold

WNYREIS #B1622671

$396,000
10/24/2025

Sold (Public Record)

Public Record #1921685852

$396,000

+14.5% / yr

For completeness, we often displays two records for one sale: the MLS record and the public record.

Public Records for 540 Longmeadow Road

Taxable ValueLand$34,500Additions$380,500Total$415,000
Tax Record2025$4,910 ($409 / month)
Home Facts
Baths3Total Finished SqFt1,984 SqFtAbove Grade Finished SqFt1,984 SqFtStories2Lot Size10,000 SqFtStyleMulti-Family Res (5+ Units)Year Built1920Year Renovated1920CountyERIEAPN142289 67.16-1-24

Schools near 540 Longmeadow Road

This home is within Amherst Central School District.
Rating
School
Type
Grades
Distance
Public - PK to 5
Public - 6 to 8
Public - 9 to 12
Private - K to 8
Rating
School
Distance
Windermere Blvd School
PublicPK to 5

Amherst Middle School
Public6 to 8

Amherst Central High School
Public9 to 12

St. Benedict's School
PrivateK to 8

School ratings and boundaries are provided by GreatSchools.org and Pitney Bowes. This information should only be used as a reference. Proximity or boundaries shown here are not a guarantee of enrollment. Please reach out to schools directly to verify all information and enrollment eligibility.

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Nearby home values

AddressSold priceBedsBathsSqftLot (Sqft)
This home: 540 Longmeadow Road, Amherst, NY 14226
$396,000
5
2,792
10,000
2
1,536
10,000
1
1,544
10,000
2
1
945
10,000
3
1
1,057
10,000
4
1
2,336
10,000

No guarantee, warranty or representation of any kind is made regarding the completeness or accuracy of any information, descriptions or measurements (including square footage measurements and property condition), such should be independently verified through appropriate means, including, but not limited to, in person inspection and public records, and Compass International Holdings, its subsidiaries, affiliates and independently owned and operated franchisees, and their affiliated agents and associated third parties expressly disclaim any liability in connection therewith. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions. Offers of compensation are subject to change at the seller's discretion. No financial or legal advice provided. Equal Housing Opportunity.

Listing Courtesy of eXp Realty

Based on information from one of the following Multiple Listing Services: WNYREIS and Greater Binghamton Association of REALTORS. Information being provided is for the visitor's personal, noncommercial use and may not be used for any purpose other than to identify prospective properties visitor may be interested in purchasing. The data contained herein is copyrighted by WNYREIS and Greater Binghamton Association of REALTORS is protected by all applicable copyright laws. Any dissemination of this information is in violation of copyright laws and is strictly prohibited. Property information referenced on this web site comes from the Internet Data Exchange (IDX) program of the MLS. This web site may reference real estate listing(s) held by a brokerage firm other than the broker and/or agent who owns this web site. For the avoidance of doubt, the accuracy of all information, regardless of source, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals.