Welcome to a truly rare Grand Island offering—positioned perfectly just across from the Niagara River and backing up to the serene Big Six Mile Creek Marina State Park. This 3,076 sq. ft. home sits on 1.29 acres & blends tranquil waterfront living with modern updates and strong income potential. One of the most compelling features is the fully outfitted primary suite or in-law suite, currently generating income as a successful Bed & Breakfast at $149/night. With a private entrance, BnB-specific living/dining room, large bedroom with walk-in closet, large bathroom, and its own cozy porch, this suite provides both privacy and functionality for guests or extended family. This space can easily be used as a huge primary suite, or family room. Inside, you’ll find a layout designed for comfort and versatility. The main floor boasts over 2,500 sq. ft and lives like a ranch, with a massive living room, and a centrally located kitchen that opens into a dedicated dining room. The open-concept flow and spacious rooms create an ideal environment for everyday living and entertaining. Upstairs there are 2 bedrooms, a bonus room, and a private loft area that offer cozy flexibility for guests, work-from-home setups, or a personal retreat. Enjoy extra space in the huge bathrooms, 1st floor laundry, and the large mudroom that keeps the home organized and functional for active lifestyles. Outdoor living is unmatched: unwind on the front or back porch, take in beautiful sunsets, and enjoy direct access to Big Six Marina. Boat dock rights are grandfathered in—a rare and valuable privilege for waterway access. Notable recent upgrades include: Brand-new furnace (2025), Electric tankless water heater (2024) & many weatherization improvements for enhanced energy efficiency. A whole-house generator will also ease your mind to always stay connected. This property effortlessly combines comfort, income potential, and waterfront luxury in a setting few homes can match.