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10 OAKBROOK DR, AMHERST, NY, 14221
Amherst Town, NY, 14221
At a Glance
Well-located for everyday life
10 types of everyday amenities within 3 miles — including parks, grocery stores, restaurants, coffee shops.
🏠 Good everyday convenience — grocery, coffee, parks, and schools are all close. That matters for resale.
Looks low for the area
Priced about 25% below 25 recent comparable sales nearby.
🏠 The numbers are in the ballpark, but the real answer is in the details that public data can't capture — condition, upgrades, and what a walk-through reveals.
Low vacancy, high homeownership
low vacancy (4%), 75% owner-occupied — relatively strong demand signals for this ZIP.
🏠 Low vacancy and high homeownership — that tells me people move here and stay. Good sign for your investment.
High radon risk — testing recommended
This is worth factoring into your decision — review details in the full report below.
🏠 High radon area — testing is a must during inspection. Mitigation is usually a few hundred dollars, but you need to know before you close.
Appears typical for the area
Nothing about this property stands out as unusual based on available data.
🏠 The property specs look typical for the area — nothing that would make it unusually hard to comp or sell.
What to Verify Next
- →Review recent nearby closed sales to confirm the value gap
- →Request a radon test during your inspection period
- →Confirm permit history with the county
- →Ask about prior water intrusion or foundation issues
Price Check
$310,000
Based on 8 recent comparable sales nearby
What Stands Out
Red Flags
Confidence Signals
Market Context
Risk & Safety
B-Schools & Education
School assignment may vary — confirm with the district directly
Nearby Public Schools
Nearby Private Schools
Nearby Colleges & Universities
Location Check
AEnvironmental Risk
A-Neighborhood
Market Snapshot — ZIP 14221
Recent market data for this ZIP code
$449,900
Median Sale Price (ZIP)
$1,757/mo
Median Rent
48.21 days
Avg Days on Market
146
Active Listings
Property DetailsTax, construction, utilities & more
Recent Comparable Sales (24)
Based on 24 recent comparable sales with verified price and size data.
137 WICKHAM DR, AMHERST, NY 14221
4 bed · 1 bath · 1,964 sqft · Built 1959
$415,000
107 BELVOIR RD, AMHERST, NY 14221
4 bed · 2 bath · 2,138 sqft · Built 1977
$520,000
1380 MAPLE RD APT 4, AMHERST, NY 14221
2 bed · 1 bath · 1,160 sqft · Built 1968
$142,000
108 HICKORY HILL RD APT H, AMHERST, NY 14221
2 bed · 2 bath · 1,332 sqft · Built 1970
$240,000
1105 YOUNGS RD APT B, AMHERST, NY 14221
2 bed · 1 bath · 1,234 sqft · Built 1985
$251,000
225 AYER RD, AMHERST, NY 14221
3 bed · 1 bath · 1,376 sqft · Built 1953
$287,000
373 SHERBROOKE AVE, AMHERST, NY 14221
3 bed · 2 bath · 2,000 sqft · Built 1961
$290,000
22 PLAZA DR, AMHERST, NY 14221
4 bed · 1 bath · 2,142 sqft · Built 1961
$440,000
204 BELVOIR RD, AMHERST, NY 14221
4 bed · 2 bath · 2,664 sqft · Built 1970
$510,000
23 BRIARHURST RD, AMHERST, NY 14221
3 bed · 1 bath · 1,835 sqft · Built 1960
$401,500
291 W KLEIN RD, AMHERST, NY 14221
3 bed · 2 bath · 1,517 sqft · Built 1976
$385,000
20 DAN TROY DR, AMHERST, NY 14221
4 bed · 2 bath · 2,626 sqft · Built 1966
$570,000
10 MACARTHUR DR, AMHERST, NY 14221
4 bed · 2 bath · 2,035 sqft · Built 1965
$454,000
92 BRIDLE PATH, AMHERST, NY 14221
3 bed · 2 bath · 1,663 sqft · Built 1968
$475,000
89 TREEBROOKE CT, AMHERST, NY 14221
4 bed · 2 bath · 3,332 sqft · Built 1981
$500,000
161 FOXPOINT
3 bed · 2 bath · 2,126 sqft · Built 1969
$425,000
48 MCNAIR RD, AMHERST, NY 14221
4 bed · 2 bath · 2,050 sqft · Built 1972
$455,000
24 HEATHWOOD RD, AMHERST, NY 14221
4 bed · 2 bath · 2,063 sqft · Built 1960
$380,000
189 PRESIDIO PL, AMHERST, NY 14221
3 bed · 2 bath · 1,992 sqft · Built 1974
$462,500
920 HOPKINS RD APT J, AMHERST, NY 14221
2 bed · 2 bath · 1,250 sqft · Built 1997
$261,000
1125 YOUNGS RD APT H, AMHERST, NY 14221
2 bed · 2 bath · 1,234 sqft · Built 1986
$208,000
285 MACARTHUR DR, AMHERST, NY 14221
4 bed · 2 bath · 2,281 sqft · Built 1968
$290,000
187 DAN TROY DR, AMHERST, NY 14221
5 bed · 2 bath · 3,315 sqft · Built 1968
$505,000
59 EXETER RD, AMHERST, NY 14221
2 bed · 2 bath · 1,697 sqft · Built 1968
$510,250
Sale History
October 2, 2023
DE
Price not recorded
Construction & Features
Tax & Assessment
$10,323
County Market Value (2023)
$6,400
Assessed Value (2025)
$173.23/yr
Annual Property Tax (2025)
Building: $9,517 · Land: $806
Ownership & Liens
What Stands Out
This property at 10 OAKBROOK DR, AMHERST, NY, 14221 received an overall grade of A-.
💪 Working in Your Favor
- ✓Minimal flood risk (Zone X)
- ✓No Superfund or toxic release sites in this ZIP
- ✓Median household income $96,266 in this ZIP
- ✓Low vacancy rate (4%) in this ZIP
- ✓75% owner-occupied homes in this ZIP
- ✓Williamsville Central School District
- ✓Starbucks just 0.9 miles away
- ✓Elevated property at 603 ft — good drainage
👁️ Worth Checking
- ⚠Radon Zone 1 — testing recommended before purchase
Agent's Comments
From the mind of a top producing real estate agent
This commentary is generated from public data and comparable sales — not a formal appraisal. A walk-through and local agent analysis are always recommended.
Your Market Snapshot
Based on 25 recent comparable sales nearby, the estimated market value comes in around $310,000. Comparable homes in the area are trading at a median of $207 per square foot.
Looking at the broader market, Homes in ZIP 14221 are taking a bit longer to sell, averaging 48 days on market, and the median sale price sits at $450K.
Worth noting: high radon risk. On the positive side, minimal flood risk.
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This is not an appraisal. Data sourced from public records and verified APIs.
Grades reflect environmental data, infrastructure, and public services. They do not reflect or consider the demographic composition of any area.
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Data sourced from U.S. Census Bureau, FEMA, EPA AirNow, EPA Envirofacts, NCES, USGS, NREL, HUD, FCC, NOAA, EIA, Walk Score, RentCast, OpenStreetMap, Census Geocoder, Realie.Report generated 4/16/2026.
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