113 Argyle Avenue, Amherst, NY 14226

Property Description

Welcome to 113 Argyle Avenue, an exceptional, fully renovated, move-in-ready duplex offering approximately 1,144 sq. ft. in each apartment. Whether you're looking to owner-occupy or expand your investment portfolio, this beautifully updated property offers the perfect opportunity. Live in one unit while the other helps offset your mortgage or enjoy the excellent income potential with projected gross rental income of approximately $48,000+ annually based on current market conditions (buyer to verify). Both the upper and lower apartments have been extensively renovated and feature brand-new kitchens with quartz countertops, new stainless-steel appliances, and luxury vinyl plank flooring (2026). The beautifully remodeled bathrooms offer modern finishes with ceramic tile flooring. Original hardwood floors extend throughout the living rooms, dining rooms, bedrooms, and hallways, preserving the home's timeless character. Each apartment also offers spacious living and dining rooms, central air conditioning, updated lighting and fixtures, fresh paint throughout, and its own washer and dryer in the clean, freshly painted basement. Additional improvements include a detached 2-car garage with a complete tear-off roof, new siding, completed approximately eight years ago. A new bubbler system, sump pump, and battery-backup sump pump were installed in June 2026, providing added peace of mind. All the major renovations already completed, there is truly nothing to do but move in or begin generating income. Rare opportunity to own a meticulously renovated duplex in one of Amherst's most desirable neighborhoods, offering exceptional quality, modern updates, and outstanding owner-occupant or investment potential.