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!
4 Unit consisting of 3 units in front building, detached garage with second floor apartment. Garage apartment has separate gas and electric, which tenant pays for. All apartments come with stove and refrigerator. New roof and vinyl siding 2002. 2 sets of laundry hook-ups in front building.
Public Records
Dec 28, 2006
Sold
$137,500
$49/sq ft
Public Records
Jul 21, 2005
Sold
$136,000
$49/sq ft
Public Records
Jan 14, 2005
Sold
$120,000
$43/sq ft
Year
Property tax
Land + Additions
Assessment*
2026
$10,644
$34,500 + $380,500
$415,000
2025
$10,644 (+3.4%)
$34,500 + $380,500
$415,000
2024
$10,299 (+25.1%)
$34,500 + $380,500
$415,000
2023
$8,232 (+3.8%)
$24,500 + $180,500
$205,000
2022
$7,931 (+0.6%)
$24,500 + $180,500
$205,000
2021
$7,881 (+1.0%)
$24,500 + $180,500
$205,000
2020
$7,800 (+1.7%)
$24,500 + $180,500
$205,000
2019
$7,669 (+5.1%)
$24,500 + $180,500
$205,000
2018
$7,296 (+3.2%)
$24,500 + $180,500
$205,000
2017
$7,073 (+5.2%)
$24,500 + $180,500
$205,000
2016
$6,721 (−0.1%)
$24,500 + $180,500
$205,000
2015
$6,730 (+9.2%)
$19,700 + $147,100
$166,800
2014
$6,162
$19,700 + $147,100
$166,800
Tax history for 540 Longmeadow Rd
Year
Property tax
Land + Additions
Assessment*
2026
$10,644
$34,500 + $380,500
$415,000
2025
$10,644 (+3.4%)
$34,500 + $380,500
$415,000
2024
$10,299 (+25.1%)
$34,500 + $380,500
$415,000
2023
$8,232 (+3.8%)
$24,500 + $180,500
$205,000
2022
$7,931 (+0.6%)
$24,500 + $180,500
$205,000
2021
$7,881 (+1.0%)
$24,500 + $180,500
$205,000
2020
$7,800 (+1.7%)
$24,500 + $180,500
$205,000
2019
$7,669 (+5.1%)
$24,500 + $180,500
$205,000
2018
$7,296 (+3.2%)
$24,500 + $180,500
$205,000
2017
$7,073 (+5.2%)
$24,500 + $180,500
$205,000
2016
$6,721 (−0.1%)
$24,500 + $180,500
$205,000
2015
$6,730 (+9.2%)
$19,700 + $147,100
$166,800
2014
$6,162
$19,700 + $147,100
$166,800
*Taxable value of land and structures on it ("additions") is determined regularly by local assessors and does not affect market price.
Public record
Public record
Zoning
Beds
4
Baths
3
Stories
2
Lot width
50 ft.
Lot depth
200 ft.
Lot size
10,000 Sq. Ft.
Year renovated
—
Sq. Ft.
1,984
Year built
1920
Style
Other
County
Erie County
APN
142289A0671600001024000
Parking Spaces
—
Basement
—
Accessible
—
HOA Dues
—
Garage
—
Features
—
Last updated by owner on Sep 25, 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.
Permitted uses
Include but are not limited to:
Religious facility
Housing-Single unit
Infrastructure
Recreation
Park & open space
Property details
Parking
Garage/Carport Information
Has Garage
# of Garage Spaces: 2.5
Parking
Features: Garage, Parking Available
Interior
Bathroom Information
# of Full Bathrooms: 4
Room Information
Has Basement
Basement Information: Full
Equipment
Appliances: Gas Water Heater
Interior Features
Flooring: Carpet, Hardwood, Luxury Vinyl, Varies
Exterior
Building Information
Stories: 2
Stories (Total): 2
Year Built Details: Existing
Construction Details: Vinyl Siding
Lot Information
Lot Size Area: 0.2296
Lot Size Acres: 0.2296
Lot Size Dimensions: 50X200
Lot Features: Corner Lot, Rectangular, Rectangular Lot, Residential Lot
Road Frontage Type: City Street
Property Information
Resale
Financial
Assessments and Fees
Assessed Value: $415,000
Tax Information
Annual Tax Amount: $10,299
Rental Information
Owner Pays: Water
Rent Includes: Water
Utilities
Utility Information
Utilities: Sewer Connected, Water Connected
Sewer: Connected
Water Source: Connected, Public
Heating & Cooling
Has Heating
Heating: Gas, Baseboard
Location
Multi Unit Information
# Of Units Total: 4
# Of Units In Community: 4
# Of Separate Gas Meters: 2
# Of Separate Electric Meters: 4
Multi Unit Financial Information
Operating Expense Includes: Water/Sewer
Unit Type 1
Unit Description: ,Dining Area With Kitchen
# of Bedrooms: 2
# of Bathrooms Total: 1
# of Full Bathrooms: 1
Total Rent: $925
Actual Rent: $925
Actual Rent Range: 925
Unit Type 2
Unit Description: ,Formal Dining Room,Living Room,Porch
# of Bedrooms: 2
# of Bathrooms Total: 1
# of Full Bathrooms: 1
Actual Rent Range: 0
Unit Type 3
Unit Description: ,Eat-In Kitchen
# of Bedrooms: 1
# of Bathrooms Total: 1
# of Full Bathrooms: 1
Total Rent: $825
Actual Rent: $825
Actual Rent Range: 825
Unit Type 4
Unit Description: ,Dining Area With Living Room
# of Bathrooms Total: 1
# of Full Bathrooms: 1
Total Rent: $750
Actual Rent: $750
Actual Rent Range: 750
Public facts
Beds: 4
Baths: 3.0
Sq. Ft.: 1,984
Stories: 2.0
Lot Size: 10,000 square feet
Style: Other
Year Built: 1920
Year Renovated: —
County: Erie County
APN: 142289A0671600001024000
Home facts updated by county records on Sep 25, 2026
Around this home
Schools
Windermere Blvd School
Public PreK-5 • Assigned • 0.9mi
6/10
Amherst Middle School
Public 6-8 • Assigned • 1.3mi
7/10
Amherst Central High School
Public 9-12 • Assigned • 0.9mi
9/10
Provided by GreatSchools
Lifestyle
Provided by Walk Score and Local Logic
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, 14 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 • 14226
Average low and high temperatures (°F)
29
18
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18
48
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58
39
64
47
77
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83
66
80
59
76
53
63
43
49
35
37
24
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Sun exposure
Try the sun simulator tool to see how light moves across the property at different times of day and year.
Provided by Shadowmap
Estimated sale price
$434,000 – $525,000
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