Welcome to this move-in ready brick and vinyl sided ranch in Amherst! This charming 3-bedroom, 1-bath home offers easy one-floor living with thoughtful updates and a comfortable, welcoming feel throughout. The modern kitchen features plenty of cabinet space, while the updated bath adds a fresh touch. You’ll love the great closet space, extra storage, and the finished basement area, perfect for a rec room, home office, workout space, or additional living area. The lower level also includes a separate finished laundry room and another room offering even more storage. The home has a solid envelope, a well-insulated crawl space, vinyl windows, a 2021 furnace, and an updated architectural roof for added peace of mind. Outside, enjoy an inviting fully fenced backyard on an extra-large lot, complete with a covered patio and fire pit — a wonderful space to relax, entertain, or enjoy quiet evenings at home. Attached 1-car garage and so much to offer in a desirable Amherst location!
Single-familyProperty Type
1955Year Built
0.26 acresLot Size
$263Price/Sq.Ft.
1 car garageParking
Listing by Laurie Ehrmann• Keller Williams Realty WNY
•716-832-3300 (broker)
•Klrw438@kw.com (broker)
Contact: 716-832-3300
Bought with Bethany Botzenhart• Howard Hanna WNY Inc.
Listing by WNY Metro Roberts Realty, (716) 875-2211
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Rental estimate
Est. $1,099 per month, based on comparable rentals
Sale and tax history for 120 Frankhauser Rd
Sale History
Tax History
Date
Event
Price
WNYREIS #B1685187
Jul 29, 2026
Sold
$320,000
$263/sq ft
Jun 2, 2026
Pending
—
May 28, 2026
Listed
$280,000
$230/sq ft
WNYREIS #B1302310
Dec 28, 2020
Sold
$220,000
$181/sq ft
Oct 20, 2020
Listed
$209,900
$173/sq ft
Amazing brick and vinyl sided Ranch that won't last long! Located on a curve with extra wide lot size, this 3 bed/1 bath Ranch has all of the "I wants" including modern Bathroom and Kitchen (both with sky lights!), updated roof, windows, furnace and hot water tank. In addition to the open floorplan on the main floor, there is also a partially finished 28'x18' area in the basement perfect for additional living space, exercise area, office or hobby room. Not to mention a separate laundry room and immaculate utility area. The yard is just as inviting as the house-it is fully fenced, has good greenspace and a covered patio area. Great chance to buy a solid house in Sweet Home School district.
Year
Property tax
Land + Additions
Assessment*
2025
$4,811 (−19.5%)
$52,000 + $212,000
$264,000
2024
$5,973 (+17.5%)
$52,000 + $212,000
$264,000
2023
$5,084 (+2.1%)
$22,800 + $116,900
$139,700
2022
$4,978 (+10.9%)
$22,800 + $116,900
$139,700
2021
$4,488 (+8.4%)
$22,800 + $116,900
$139,700
2020
$4,138 (+7.7%)
$22,800 + $116,900
$139,700
2019
$3,841 (+171.3%)
$22,800 + $116,900
$139,700
2018
$1,416 (−31.4%)
$22,800 + $116,900
$139,700
2017
$2,062 (+39.7%)
$22,800 + $116,900
$139,700
2016
$1,476 (−21.4%)
$22,800 + $116,900
$139,700
2015
$1,877 (−27.7%)
$23,500 + $116,200
$139,700
2014
$2,595
$23,500 + $116,200
$139,700
Public record
Public record
Zoning
Beds
3
Baths
1
Stories
1
Lot width
77 ft.
Lot depth
147 ft.
Lot size
0.26 Acres
Year renovated
—
Sq. Ft.
1,216
Year built
1955
Style
Single Family Residential
County
Erie County
APN
142289A0680600006009000
Parking Spaces
—
Basement
—
Accessible
—
HOA Dues
—
Garage
—
Features
—
Last updated by owner on Aug 26, 2026.
R-3
Residential District Three
To provide areas within the Town for low-density single-family detached residential development where each dwelling unit shall be located on an individual lot of at least 8,450 sq ft.
Appliances: Appliances Negotiable, Disposal, Gas Water Heater
Interior Features
Window Features: Skylight(s)
Flooring: Carpet, Laminate, Tile, Varies
Other Features: Ceiling Fan(s), Separate/Formal Dining Room, Eat-in Kitchen, Living/Dining Room, Storage, Skylights, Bedroom on Main Level, Main Level Primary
Exterior
Building Information
Stories: 1
Stories (Total): 1
Year Built Details: Existing
Construction Details: Attic/Crawl Hatchway(s) Insulated, Brick, Vinyl Siding, Copper Plumbing
Lot Features: Irregular Lot, Near Public Transit, Residential Lot
Road Frontage Type: City Street
Property Information
Foundation Details: Poured
Resale
Financial
Assessments and Fees
Assessed Value: $264,000
Tax Information
Annual Tax Amount: $4,392
Utilities
Utility Information
Utilities: High Speed Internet Available, Sewer Connected, Water Connected
Electric: Circuit Breakers
Sewer: Connected
Water Source: Connected, Public
Heating & Cooling
Has Cooling
Cooling: Central Air
Has Heating
Heating: Gas, Forced Air
Public facts
Beds: 3
Baths: 1.0
Sq. Ft.: 1,216
Stories: 1.0
Lot Size: 0.26 acres
Style: Single Family Residential
Year Built: 1955
Year Renovated: —
County: Erie County
APN: 142289A0680600006009000
Home facts updated by county records on Aug 26, 2026
Around this home
Schools
Forest Elementary School
Public PreK-4 • Assigned • 1.2mi
5/10
Mill Middle School
Public 5-8 • Assigned • 1.8mi
7/10
Williamsville South High School
Public 9-12 • Assigned • 2.5mi
8/10
Provided by GreatSchools
Climate risks
1/10 Flood Factor
Minimal risk of a flood reaching the building in the next 30 years
1/10 Fire Factor
Unlikely to be in a wildfire in next 30 years
2/10 Heat Factor
7 days above 92° expected this year, 15 days in 30 years
1/10 Wind Factor
Minimal risk of severe winds over next 30 years
3/10 Air Factor
2 unhealthy days expected this year, 3 days in 30 years
Provided by First Street
Historical weather
Buffalo, NY • 14221
Average low and high temperatures (°F)
29
18
31
18
49
30
59
40
65
47
79
60
85
65
80
59
77
55
63
43
49
35
37
24
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Sun exposure
96/ 100
Exceptional sunlight
Sunscore
This home ranks in the top 17% for direct sun exposure in the zip code. There appears to be minimal shading by surrounding buildings, terrain, and vegetation.
10.9 hrs
6.5 hrs
JuneDecember
Provided by Shadowmap
Estimated sale price
$307,000 – $371,000
Sell confidently with a local market expert in Buffalo.